SE25 5EX · Watson Place — sold prices, council tax and EPCs

What homes here actually sold for

Address	Sold	Price
13 Watson Place	Oct 2025	£327,000
21 Watson Place	Jul 2025	£330,000
74 Watson Place	Jun 2025	£352,000
20 Watson Place	Apr 2025	£300,000
71 Watson Place	May 2024	£263,000
4 Watson Place	May 2023	£315,000
28 Watson Place	Feb 2023	£327,500
53 Watson Place	Dec 2022	£390,000
68 Watson Place	Sep 2022	£330,000
16 Watson Place	Aug 2022	£192,500
32 Watson Place	Jul 2022	£195,000
67 Watson Place	Jul 2022	£315,500
47 Watson Place	Jun 2022	£319,000
29 Watson Place	Jun 2022	£134,000
3 Watson Place	May 2022	£410,000
31 Watson Place	May 2022	£190,000
30 Watson Place	May 2022	£151,500
13 Watson Place	Mar 2022	£330,000
77 Watson Place	Mar 2022	£300,000
46 Watson Place	Mar 2022	£390,000

Source: HM Land Registry Price Paid Data — the price recorded on the deed, not an estimate. Showing the 20 most recent of 60.

Median sale price by year

Year	Sales	Median
2016	2	£337,500
2017	6	£340,000
2018	4	£257,500
2019	5	£295,000
2020	2	£365,000
2021	4	£320,000
2022	14	£307,750
2023	2	£321,250
2024	1	£263,000
2025	4	£328,500

A year with one or two sales is those sales, not a trend. Source: HM Land Registry.

Council tax bands here

Band B — 11 homesBand C — 57 homesBand D — 6 homesBand E — 4 homes

10 homes here look banded above comparable neighbours.

99 Watson Place, London, Se25 5ex	band E, neighbours typically C	74 of 78 lower
94 Watson Place, London, Se25 5ex	band E, neighbours typically C	74 of 78 lower
98 Watson Place, London, Se25 5ex	band E, neighbours typically C	74 of 78 lower
97 Watson Place, London, Se25 5ex	band E, neighbours typically C	74 of 78 lower
2 Watson Place, South Norwood, London, Se25 5ex	band D, neighbours typically C	68 of 78 lower
18 Watson Place, South Norwood, London, Se25 5ex	band D, neighbours typically C	68 of 78 lower
19 Watson Place, South Norwood, London, Se25 5ex	band D, neighbours typically C	68 of 78 lower
17 Watson Place, South Norwood, London, Se25 5ex	band D, neighbours typically C	68 of 78 lower
3 Watson Place, South Norwood, London, Se25 5ex	band D, neighbours typically C	68 of 78 lower
1 Watson Place, South Norwood, London, Se25 5ex	band D, neighbours typically C	68 of 78 lower

Worth checking rather than acting on. A review can move a band down and it can move one up, and you can check any address free at gov.uk. This compares like with like - numbered houses against numbered houses, flats against flats - because a named house on the same street is usually simply a bigger house.

Source: Valuation Office Agency. Bands are 1991 values in England, 2003 in Wales.

Energy efficiency

A — 4B — 61C — 10

Typical home here: 64 m², 3 habitable rooms — median of 75 assessed homes.

Source: the EPC register. Only homes assessed since 2008 appear, so this is a sample of the street, not all of it.

On the market now

Address		Asking
Watson Place, South Norwood	3 bed	£400,000
Watson Place, South Norwood, London, SE25	2 bed	£350,000
Watson Place, London, SE25	2 bed	£350,000
Watson Place, South Norwood, London, SE25	2 bed	£350,000
Watson Place, South Norwood	2 bed	£325,000
Watson Place, London, SE25	sold stc	£325,000
Watson Place, South Norwood	2 bed	£325,000
Watson Place, South Norwood	2 bed	£325,000
Watson Place, London	2 bed	£325,000
Watson Place, South Norwood	1 bed	£270,000
Watson Place, South Norwood, London, SE25	under offer	£265,000
Watson Place, South Norwood	off the market	—
Watson Place, London, SE25, South Norwood, London, SE25	3 bed	—

Asking prices as currently advertised. An asking price is what is wanted, not what is paid.