Friars Wood, Croydon house prices are built from 267 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 10 Feb 2026. The median price paid across the whole record is £163,500. Across the 10 years from 2015 to 2025 the median moved +11.7% in cash — but once inflation is taken out, the change in 2026 money is -19.1%.
Median price paid
£163,500
Change in cash, 2015–2025
+11.7%
Change in real terms
-19.1%
HM Land Registry267 salesLatest sale 10 Feb 2026
Section 01
How Friars Wood, Croydon prices moved
The chart tracks the median Friars Wood, Croydon house price for every year with a recorded sale, from 1995 to 2025. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 1990s | 5 | £52,000 | £115,465 |
| 2000s | 9 | £132,500 | £241,376 |
| 2010s | 9 | £186,250 | £262,613 |
| 2020s | 3 | £212,500 | £217,120 |
The highest yearly median on record for Friars Wood, Croydon is £260,000 in 2016; the lowest is £46,000 in 1998. Across the full 31-year record the cash median has moved from £58,750 to £208,000.
In 2026 money that first median is worth £130,453, so the real change over the whole record is +62.9% — about +1.64% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.
Over the last decade alone the difference is stark: +11.7% in cash against -19.1% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.
Section 02
The most recent sales
Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| 185 | 10 Feb 2026 | Flat or maisonette | £202,500 | £202,500 |
| 175 | 19 Dec 2025 | Flat or maisonette | £180,000 | £183,913 |
| 165 | 14 Aug 2025 | Flat or maisonette | £208,000 | £212,522 |
| 40 | 13 Aug 2025 | Flat or maisonette | £207,000 | £211,500 |
| 8 | 7 Aug 2025 | Flat or maisonette | £305,000 | £311,630 |
| 34 | 27 Jun 2025 | Flat or maisonette | £210,000 | £214,565 |
| 59 | 23 May 2025 | Flat or maisonette | £216,000 | £220,696 |
| 109 | 31 Mar 2025 | Terraced | £373,000 | £381,109 |
| 161 | 20 Feb 2025 | Flat or maisonette | £180,000 | £183,913 |
| 65 | 31 Jan 2025 | Flat or maisonette | £175,000 | £178,804 |
| 88 | 27 Sep 2024 | Terraced | £412,000 | £433,522 |
| 27 | 6 Sep 2024 | Flat or maisonette | £185,000 | £194,664 |
| 121 | 2 Aug 2024 | Semi-detached | £357,000 | £375,649 |
| 105 | 3 May 2024 | Flat or maisonette | £295,000 | £310,410 |
| 163 | 19 Dec 2023 | Flat or maisonette | £177,000 | £191,241 |
| 16 | 12 Jun 2023 | Terraced | £290,000 | £313,333 |
| 32 | 3 Mar 2023 | Flat or maisonette | £205,000 | £221,494 |
| 103 | 4 Nov 2022 | Terraced | £290,000 | £335,990 |
| 75 | 1 Nov 2022 | Flat or maisonette | £218,000 | £252,572 |
| 73 | 26 Aug 2022 | Flat or maisonette | £195,000 | £225,924 |
| 70 | 17 Aug 2022 | Terraced | £410,000 | £475,021 |
| 44 | 14 Jul 2022 | Flat or maisonette | £197,000 | £228,242 |
| 61 | 27 May 2022 | Flat or maisonette | £218,000 | £252,572 |
| 175 | 13 May 2022 | Flat or maisonette | £210,000 | £243,303 |
| 30 | 12 May 2022 | Flat or maisonette | £165,750 | £192,036 |
Section 03
Homes that sold twice
These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to Friars Wood, Croydon values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 185 Friars Wood | £68,950 (2000) | £202,500 (2026) | +4.2% | +1.5% |
| 175 Friars Wood | £125,000 (2010) | £180,000 (2025) | +2.5% | -0.5% |
| 40 Friars Wood | £67,500 (2001) | £207,000 (2025) | +4.8% | +2.0% |
| 8 Friars Wood | £176,500 (2013) | £305,000 (2025) | +4.7% | +1.6% |
| 34 Friars Wood | £42,000 (1997) | £210,000 (2025) | +5.9% | +3.2% |
| 59 Friars Wood | £203,000 (2017) | £216,000 (2025) | +0.8% | -2.8% |
| 109 Friars Wood | £163,500 (2002) | £373,000 (2025) | +3.7% | +0.8% |
| 161 Friars Wood | £59,000 (2000) | £180,000 (2025) | +4.6% | +1.8% |
| 65 Friars Wood | £47,500 (1997) | £175,000 (2025) | +4.8% | +2.1% |
| 88 Friars Wood | £82,300 (1997) | £412,000 (2024) | +6.1% | +3.4% |
| 27 Friars Wood | £47,500 (1999) | £185,000 (2024) | +5.6% | +2.8% |
| 121 Friars Wood | £73,500 (1995) | £357,000 (2024) | +5.6% | +2.9% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. Friars Wood, Croydon is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Flat or maisonette | 188 | 70.4% | £136,950 | £30,000 – £305,000 |
| Terraced | 76 | 28.5% | £199,950 | £63,500 – £412,000 |
| Semi-detached | 3 | 1.1% | £185,000 | £73,500 – £357,000 |
Section 06
Ownership and new build in Friars Wood, Croydon
192 of the sales on record are leasehold and 75 freehold — 71.9% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.
The median leasehold sale is £139,500 and the median freehold sale £199,950 — a gap of +43.3%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 192 | 71.9% | £139,500 |
| Freehold | 75 | 28.1% | £199,950 |
| New build | 2 | 0.7% | £86,250 |
| Existing home | 265 | 99.3% | £164,000 |
New builds sold for less than the median existing home — -47.4%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.
A further 17 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.
Section 07
Living in Friars Wood, Croydon
Every certificate carries an energy efficiency band as well as a floor area. Across Croydon, 44.2% of 186,890 certificates sit in bands A to C, and 3.4% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 437 | 0.2% |
| B | 23,858 | 12.8% |
| C | 58,330 | 31.2% |
| D | 70,808 | 37.9% |
| E | 27,074 | 14.5% |
| F | 5,050 | 2.7% |
| G | 1,333 | 0.7% |
The Office for National Statistics puts the mean private rent in Croydon at £1,579 a month as of Jun 2026 — £1,262 for a one-bedroom home and £1,853 for three bedrooms.
Against the median sale of £163,500 here, that rent is a gross yield of 11.59% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.
Police forces publish every recorded street-level crime. Within a mile of the centre of CR0, 636 crimes were recorded in Jun 2026: 184 violent, 30 burglary, 58 vehicle-related and 136 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 3.8 times busier.
Against the 390,719 residents the 2021 census counted in Croydon, that is 1.63 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.
A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.
Section 08
The neighbourhood around Friars Wood, Croydon
The 2021 census counted 390,719 residents in Croydon across 152,945 households. 56.1% of those households own their home and 43.7% rent — a split the sold record cannot show, because only owners appear in it.
44 state and independent schools have a CR0 postcode: 37 primary, 6 secondary, 1 nursery. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.
| School | Phase | Type | Pupils |
|---|---|---|---|
| Harris Invictus Academy Croydon | Secondary | Free schools | 963 |
| West Thornton Primary School | Primary | Academy sponsor led | 847 |
| Archbishop Tenison's CofE High School | Secondary | Voluntary aided school | 833 |
| Shirley High School Performing Arts College | Secondary | Academy converter | 800 |
| Ark Blake Academy | Secondary | Free schools | 759 |
| Orchard Park High School | Secondary | Academy sponsor led | 675 |
| Chestnut Park Primary School | Primary | Academy sponsor led | 608 |
| Ark Oval Primary Academy | Primary | Academy sponsor led | 593 |
| Oasis Academy Shirley Park Primary | Primary | Academy sponsor led | 589 |
| Harris Primary Academy Purley Way | Primary | Academy sponsor led | 577 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Sandilands Tram Stop | Metro or underground | 0.2 km |
| Sandilands Tram Stop | Metro or underground | 0.2 km |
| Sandilands Tram Stop | Tram | 0.2 km |
| Lebanon Road Tram Stop | Metro or underground | 0.5 km |
Section 09
How Friars Wood, Croydon compares
The median across the whole archive is £157,500. Friars Wood, Croydon sits above that national figure — +3.8%.
Within Croydon the street ranks 702 of 949 by median price, and its median is below the town figure of £192,000 (-14.8%).
No EPC floor areas could be matched to these sales, so no price per square metre is published here. An estimate would be a guess, and the archive does not publish guesses.
The full range on record runs from £30,000 to £412,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.
Friars Wood, Croydon sits in Croydon, in London.
The Office for National Statistics puts the median home in Croydon at 10.6 times median local earnings of £40,033 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.
Section 10
Nearby on the record
Streets nearby
- Saffron Central Square£262,762 median
- Davidson Road£190,000 median
- London Road£142,604 median
- Addiscombe Road£180,000 median
- Wickham Road£179,000 median
- Lower Addiscombe Road£150,000 median
- Whitestone Way£219,995 median
- Sydenham Road£175,000 median
- Whitehorse Road£152,000 median
- Canning Road£146,500 median
- Coombe Road£153,000 median
- St James's Road£120,000 median
- Cherry Orchard Road£340,000 median
- Franklin Way£123,000 median
- High Street£326,500 median
- Osward£192,000 median
Addresses with more than one recorded sale
- 105 Friars Wood9 sales
- 26 Friars Wood6 sales
- 185 Friars Wood5 sales
- 175 Friars Wood5 sales
- 40 Friars Wood5 sales
- 151 Friars Wood5 sales
- 183 Friars Wood5 sales
- 197 Friars Wood5 sales
- 65 Friars Wood4 sales
- 61 Friars Wood4 sales
- 54 Friars Wood4 sales
- 82 Friars Wood4 sales
- 147 Friars Wood4 sales
- 46 Friars Wood4 sales
- 66 Friars Wood4 sales
- 99 Friars Wood4 sales
- 11 Friars Wood4 sales
- 21 Friars Wood4 sales
- 8 Friars Wood3 sales
- 34 Friars Wood3 sales
- 59 Friars Wood3 sales
- 109 Friars Wood3 sales
- 161 Friars Wood3 sales
- 121 Friars Wood3 sales
Back to Croydon house prices.
Quick answers
Common questions about this data
What is the average house price in Friars Wood, Croydon?
The median price paid in Friars Wood, Croydon across every sale on the register is £163,500. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.
How many homes have sold in Friars Wood, Croydon?
267 sales are on record for Friars Wood, Croydon, the most recent completing on 10 Feb 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have Friars Wood, Croydon house prices actually risen?
In cash, the median rose +11.7% between 2015 and 2025. In 2026 money — that is, after inflation — the change is -19.1%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were Friars Wood, Croydon house prices at their highest?
The highest yearly median on record is £260,000, set in 2016. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.
What is the price per square metre in Friars Wood, Croydon?
No EPC floor areas could be matched to these sales, so no price per square metre is published for this area. Nothing is estimated to fill the gap.
How current is this data?
The latest sale shown here completed on 10 Feb 2026. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.
Cite this page: Sold Price History, “Friars Wood, Croydon house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.