The listing price of £450,000 seems reasonable considering the location and the fact that comparable properties in the area are listed at similar prices. While precise square footage is missing from these listings, there are many properties listed between £325,000 and £485,000 indicating the pricing is within the expected range for the area and type of property. The property’s condition and garden size, while not luxurious, are also in line with others on the market, suggesting that the price reflects a fair market value.

The property appears to be generally well-maintained but could benefit from some modernisation. The interior photographs reveal a functional but dated aesthetic, with finishes that may not appeal to all buyers. While there’s no apparent major structural damage, some updated fixtures, fittings, and décor would likely enhance its appeal and value.

Addiscombe is a popular residential area in Croydon, known for its good transport links and proximity to local amenities. The property’s location on Grant Road places it within walking distance of several schools (John Wood School & Nursery, for example, which has a good Ofsted rating) and is relatively close to East Croydon station, providing convenient access to central London. While not in the absolute heart of the action, the overall accessibility and family-friendly atmosphere contribute to a solid location score.

The property includes a garden, which is a positive feature. However, the provided information and images suggest a relatively small garden space, possibly typical of properties in this area. Given the limited size compared to some other properties, the land score reflects this modest size.