Headcorn Road, Thornton Heath house prices are built from 126 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 25 Feb 2026. The median price paid across the whole record is £208,000. Across the 11 years from 2000 to 2011 the median moved +99.2% in cash — but once inflation is taken out, the change in 2026 money is +52.6%.
Median price paid
£208,000
Change in cash, 2000–2011
+99.2%
Change in real terms
+52.6%
Median per m²
£1,935
HM Land Registry126 sales36 with floor areaLatest sale 25 Feb 2026
Section 01
How Headcorn Road, Thornton Heath prices moved
The chart tracks the median Headcorn Road, Thornton Heath house price for every year with a recorded sale, from 1995 to 2011. 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 | £85,000 | £188,740 |
| 2000s | 7 | £216,475 | £394,354 |
| 2010s | 1 | £249,000 | £351,090 |
The highest yearly median on record for Headcorn Road, Thornton Heath is £250,000 in 2007; the lowest is £72,000 in 1995. Across the full 17-year record the cash median has moved from £72,000 to £249,000.
In 2026 money that first median is worth £159,874, so the real change over the whole record is +138.7% — about +5.59% 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: +99.2% in cash against +52.6% 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 |
|---|---|---|---|---|
| 67 | 25 Feb 2026 | Terraced | £470,000 | £470,000 |
| 37 | 6 Feb 2026 | Terraced | £500,000 | £500,000 |
| 45 | 19 Jan 2026 | Terraced | £480,000 | £480,000 |
| 122 | 24 Nov 2025 | Terraced | £288,400 | £294,670 |
| 52 | 2 Oct 2025 | Terraced | £500,000 | £510,870 |
| 85 | 7 Aug 2025 | Terraced | £555,000 | £567,065 |
| 46 | 10 Mar 2025 | Terraced | £410,000 | £418,913 |
| 125 | 18 Dec 2024 | Terraced | £575,000 | £605,037 |
| 101 | 13 Aug 2024 | Terraced | £430,000 | £452,463 |
| 56 | 3 Nov 2023 | Terraced | £470,000 | £507,816 |
| 51 | 4 Aug 2023 | Terraced | £480,000 | £518,621 |
| 83 | 8 Dec 2022 | Terraced | £393,000 | £455,325 |
| 61 | 25 Mar 2022 | Terraced | £550,000 | £637,223 |
| 75 | 29 Mar 2021 | Terraced | £505,000 | £638,038 |
| 48 | 19 Mar 2021 | Flat or maisonette | £259,000 | £327,231 |
| 58 | 9 Mar 2021 | Terraced | £450,000 | £568,548 |
| 119 | 28 Aug 2019 | Terraced | £435,000 | £568,970 |
| 11 | 13 Aug 2019 | Flat or maisonette | £206,000 | £269,443 |
| First Floor Flat At 48 | 10 Aug 2018 | Flat or maisonette | £265,000 | £353,166 |
| 91 | 15 Feb 2018 | Terraced | £400,000 | £533,081 |
| 12 | 19 Oct 2017 | Terraced | £600,000 | £816,602 |
| Flat 1 53 | 16 Oct 2017 | Flat or maisonette | £360,000 | £489,961 |
| 47 | 14 Jul 2017 | Terraced | £350,000 | £476,351 |
| 40 | 3 Jun 2016 | Terraced | £451,400 | £630,172 |
| 54 | 1 Apr 2016 | Terraced | £698,950 | £975,762 |
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 Headcorn Road, Thornton Heath values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 67 Headcorn Road | £82,500 (1997) | £470,000 (2026) | +6.2% | +3.5% |
| 37 Headcorn Road | £226,000 (2004) | £500,000 (2026) | +3.7% | +0.8% |
| 122 Headcorn Road | £60,000 (1995) | £288,400 (2025) | +5.4% | +2.7% |
| 85 Headcorn Road | £85,000 (1998) | £555,000 (2025) | +7.2% | +4.4% |
| 101 Headcorn Road | £140,000 (2001) | £430,000 (2024) | +5.0% | +2.2% |
| 51 Headcorn Road | £125,000 (2000) | £480,000 (2023) | +6.0% | +3.2% |
| 75 Headcorn Road | £72,000 (1995) | £505,000 (2021) | +7.8% | +5.5% |
| 58 Headcorn Road | £76,700 (1996) | £450,000 (2021) | +7.3% | +5.0% |
| 119 Headcorn Road | £91,000 (1997) | £435,000 (2019) | +7.4% | +5.0% |
| 11 Headcorn Road | £150,000 (2014) | £206,000 (2019) | +6.6% | +4.6% |
| FIRST FLOOR FLAT AT 48 Headcorn Road | £34,500 (1995) | £265,000 (2018) | +9.3% | +6.9% |
| 91 Headcorn Road | £230,000 (2005) | £400,000 (2018) | +4.3% | +1.9% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. Headcorn Road, Thornton Heath 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 |
|---|---|---|---|---|
| Terraced | 98 | 77.8% | £230,000 | £59,950 – £698,950 |
| Flat or maisonette | 19 | 15.1% | £128,000 | £34,500 – £360,000 |
| Semi-detached | 9 | 7.1% | £96,000 | £42,500 – £275,000 |
Section 06
Ownership and new build in Headcorn Road, Thornton Heath
19 of the sales on record are leasehold and 107 freehold — 15.1% 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 £128,000 and the median freehold sale £226,000 — a gap of +76.6%. 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 | 19 | 15.1% | £128,000 |
| Freehold | 107 | 84.9% | £226,000 |
A further 16 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 Headcorn Road, Thornton Heath
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 £208,000 here, that rent is a gross yield of 9.11% 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 CR7, 793 crimes were recorded in Jun 2026: 300 violent, 19 burglary, 89 vehicle-related and 168 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 4.7 times busier.
Against the 390,719 residents the 2021 census counted in Croydon, that is 2.03 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 Headcorn Road, Thornton Heath
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.
16 state and independent schools have a CR7 postcode: 14 primary, 1 nursery, 1 secondary. 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 |
|---|---|---|---|
| Norbury High School for Girls | Secondary | Academy converter | 1,082 |
| Kensington Avenue Primary School | Primary | Academy converter | 459 |
| St James the Great RC Primary and Nursery School | Primary | Academy converter | 447 |
| Gonville Academy | Primary | Academy converter | 427 |
| Whitehorse Manor Junior School | Primary | Academy converter | 422 |
| Ecclesbourne Primary School | Primary | Academy converter | 417 |
| Winterbourne Nursery and Infants' School | Primary | Community school | 372 |
| Whitehorse Manor Infant School | Primary | Academy converter | 356 |
| Paxton Academy Sports And Science | Primary | Free schools | 281 |
| Winterbourne Junior Girls' School | Primary | Community school | 260 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Thornton Heath Rail Station | Rail | 0.4 km |
| Selhurst Rail Station | Rail | 1.5 km |
| Norbury Rail Station | Rail | 1.7 km |
| Therapia Lane Tram Stop | Tram | 2.1 km |
Section 09
How Headcorn Road, Thornton Heath compares
The median across the whole archive is £157,500. Headcorn Road, Thornton Heath sits above that national figure — +32.1%.
Within Thornton Heath the street ranks 58 of 210 by median price, and its median is above the town figure of £173,000 (+20.2%).
Where an EPC floor area could be matched to the sale, the median works out at £1,935 per square metre, across 36 of the 126 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.
The full range on record runs from £34,500 to £698,950. 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.
Headcorn Road, Thornton Heath 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
- London Road£135,000 median
- Melfort Road£156,000 median
- Parchmore Road£140,975 median
- Bensham Lane£140,000 median
- Galpins Road£210,000 median
- Northwood Road£150,000 median
- Brigstock Road£145,000 median
- Mersham Road£155,000 median
- Moffat Road£167,950 median
- Livingstone Road£190,000 median
- Bensham Manor Road£135,000 median
- Beulah Road£131,500 median
- Norbury Avenue£190,454 median
- Langdale Road£177,000 median
- Burlington Road£185,000 median
- Frant Road£184,000 median
Addresses with more than one recorded sale
- 122 Headcorn Road3 sales
- 58 Headcorn Road3 sales
- 11 Headcorn Road3 sales
- 31 Headcorn Road3 sales
- 73 Headcorn Road3 sales
- 24 Headcorn Road3 sales
- FIRST FLOOR FLAT, 11 Headcorn Road3 sales
- 67 Headcorn Road2 sales
- 37 Headcorn Road2 sales
- 85 Headcorn Road2 sales
- 101 Headcorn Road2 sales
- 51 Headcorn Road2 sales
- 75 Headcorn Road2 sales
- 119 Headcorn Road2 sales
- FIRST FLOOR FLAT AT, 48 Headcorn Road2 sales
- 91 Headcorn Road2 sales
- 54 Headcorn Road2 sales
- 71 Headcorn Road2 sales
- 22 Headcorn Road2 sales
- 10 Headcorn Road2 sales
- 2A Headcorn Road2 sales
- 59 Headcorn Road2 sales
- 93 Headcorn Road2 sales
- 7 Headcorn Road2 sales
Back to Thornton Heath house prices.
Quick answers
Common questions about this data
What is the average house price in Headcorn Road, Thornton Heath?
The median price paid in Headcorn Road, Thornton Heath across every sale on the register is £208,000. 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 Headcorn Road, Thornton Heath?
126 sales are on record for Headcorn Road, Thornton Heath, the most recent completing on 25 Feb 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have Headcorn Road, Thornton Heath house prices actually risen?
In cash, the median rose +99.2% between 2000 and 2011. In 2026 money — that is, after inflation — the change is +52.6%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were Headcorn Road, Thornton Heath house prices at their highest?
The highest yearly median on record is £250,000, set in 2007. 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 Headcorn Road, Thornton Heath?
£1,935 per square metre, from the 36 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.
How current is this data?
The latest sale shown here completed on 25 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, “Headcorn Road, Thornton Heath 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.