Pending26/01087/ENVS
300
units
Environmental Impact Assessment (EIA) Screening Opinion Request for change of use from office use to residential housing for up to 300 units.
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Greater London · Q2 2026
Croydon pipeline tilts to small conversions while one outline scheme drags GDV
Sixteen live applications, 123 pending units and a single 103-home Wallington outline carry most of the borough's estimated £48.7m pipeline GDV.
- Median sale price
- £415,000
- Median price trend
- £415k
- Pending dev applications
- 836
- Pipeline value (GDV)
- £963.4m
+2.5% YoY
2,555 units
Croydon's Q2 2026 pipeline is heavily weighted toward small conversions and HMO change-of-use schemes, with one 103-unit Wallington outline accounting for the bulk of borough GDV. For developers, that mix shapes lender appetite, ticket sizing and exit assumptions across the CR0, CR2, CR7 and CR8 postcodes.
What's driving the Croydon market
Croydon's median sale price sits at £412,250 across 3,136 transactions in the last twelve months, with prices up 1.8% year on year. That is materially below the prevailing Greater London median and reflects Croydon's outer-zone identity: a borough where developers can still buy on entry-level London pricing while selling into London demand. Detached stock trades at a £715,000 median, semis at £535,000, terraces at £425,000 and flats at £265,000, so unit mix has a sharper impact on scheme economics here than in inner boroughs. Only two new-build transactions registered in the rolling twelve months, leaving the resale market as the dominant exit benchmark and a useful sanity check on valuer comparables. For development finance, that translates into conservative GDV underwriting on flatted schemes and slightly more headroom on family-house product in the southern wards around Purley and Sanderstead.
Market data at a glance
The Croydon numbers, visualised
Median sale price by property type
3,193 sales clearing across the type-mix
F£265,000
£265k
T£425,000
£425k
S£535,000
£535k
D£700,000
£700k
Source: HM Land Registry Price Paid, rolling 12 months.
New build mix
-7.7% premium30
3,163
New build · 0.9%Existing stock
Planning decisions data
Approval-rate breakdown for Croydon is still indexing. National 12-month average sits at ~83% for major residential schemes.
Croydon quarterly median price & volume
Median sale priceTransactions
Source: HM Land Registry Price Paid Data. Median computed across all registered transactions per period.
How Croydon compares
Market
Median
YoY
12m txns
Croydon
£415,000
+2.5%
3,193
London average
£525,000
+0.8%
—
UK average
£285,000
+1.4%
—
Development pipeline
Live planning activity in Croydon
Sixteen applications are awaiting decision, accounting for 123 pending units and an estimated £48.7m of pipeline GDV. The dataset is barbell-shaped. At one end sits 26/01319/AUT, a cross-borough outline at Wallington Nurseries (SM6 0SU) for 103 dwellings with an estimated £42.7m GDV, representing roughly 88% of the borough's pending GDV on its own. At the other end sits a long tail of single-unit and small-conversion schemes: 26/01302/OUT at 385 London Road (CR0 3PB) proposes commercial-to-residential redevelopment with five flats and a £1.35m GDV; 26/01417/FUL at 33 The Crescent (CR0 2HN) converts a single dwelling into three flats; and 26/01228/FUL at 2 Wellington Road (CR0 2SH) follows the same three-flat conversion playbook. Five of the live applications are HMO change-of-use cases (Class C3 to C4 or Sui Generis), clustered in Thornton Heath (CR7) and Norbury. The signal: developers and landlords are largely pursuing permitted-development and small-scale density plays while ground-up activity has thinned out. Lenders we speak to are comfortable with this profile because exits are largely individual unit sales or refinance into BTL, not bulk disposals.
Top schemes by GDV in the pipeline
Notable pending applications
Pending26/00899/ENVS
275
units
Environmental Impact Assessment (EIA) Screening Opinion Request for the redevelopment of land north of Lansdowne Road for circa 275 homes (Use Class C3) with ancillary uses, public realm and associated landscaping
Pending26/00052/AUT
230
units
Proposal: Minor Material Amendment under Section 73 of the Town and Country Planning Act 1990 to allow for the variation of conditions 2, 5, 15, 18, 19, 37, 38, 41, 47, 49 and 52 of application granted under ref. 23/00178/FULL1 (as amended by 23/00178/AMD) for the Phased development including demolition of existing buildings and erection of four blocks to facilitate a mixed-use development providing up to 230 dwellings, up to 2,714sqm of commercial/town centre floorspace and associated communal amenity space and play space, cycle parking, refuse storage and plant space in four buildings. Provision of public realm and new pocket park at ground floor with associated landscaping improvements. Provision of commercial car parking spaces and blue badge spaces for the residential accommodation to enable the change to building heights and massing, reduction in the number of units to 228, change in dwelling mix and tenure (now 100% Social Rented Units), omission of Block F, reduction in commercial floorspace to 1064sqm, reduction in standard car parking spaces to 19, revisions to landscaping, internal layout changes and elevational alterations.
Pending26/01158/FUL
179
units
Construction of two linked blocks comprising residential dwellings and associated amenity space, together with disabled car parking spaces, cycle parking, refuse stores, plant, and hard and soft landscaping. (The development proposes two blocks of 12 and 16 storeys comprising 179 residential dwellings)
Pending26/01474/GPDO
250
units
Change of use from offices (Use Class E) to residential (Use Class C3) to create 250 self-contained flats under Schedule 2, Part 3, Class MA of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended)
Pending25/02990/GPDO
138
units
Change of use of existing building from commercial use (Class E) to residential use (Class C3) creating 138 x new dwellings (Prior Approval under Schedule 2, Part 3, Class MA of the GPDO 2015) (as amended).
Source: London Borough of Croydon portal. GDV estimates use local sales medians by property type.
Sales activity
Recent Croydon sold prices
Recent transactions confirm the spread. At the upper end, 33 Hawkhirst Road in CR8 5DN traded at £820,000 in March, with 7 Greenway Gardens (CR0 8QJ) at £645,000 and 5 Dean Road (CR0 1HX) at £625,000 anchoring the family-house comparables. Mid-market activity around the £400,000 to £500,000 band dominated, including 184 Croham Valley Road (CR2 7RB) at £500,000 and 11 Ash Tree Close (CR0 7SR) at £500,000. Flatted stock cleared between £210,000 (Pinnacle Apartments, Saffron Central Square, CR0 2GG) and the high £300,000s in central CR0. The mix matters for valuers and lenders: a developer selling a CR0 1 flat at £375,000 has plentiful direct comparables, whereas anything pricing above £700,000 in CR8 is benchmarking against thinner data. We routinely use the median by property type as a sanity check on schemes presented to us.
Latest registered sales
Land Registry · 11 August 2026| Date | Address | Type | Tenure | Price |
|---|---|---|---|---|
26 June 2026 | 20D, FOXLEY LANE | F | L | £322,500 |
26 June 2026 | 93, TURNPIKE LINK | F | L | £333,000 |
26 June 2026 | 83, GLOUCESTER ROAD | O | F | £540,000 |
23 June 2026 | 90A, HIGH STREET | S | F | £600,000 |
22 June 2026 | FLAT 3A, 8, CROHAM PARK AVENUE | F | L | £415,000 |
19 June 2026 | 19, BELMONT ROAD | T | F | £425,000 |
19 June 2026 | 37, MANOR ROAD | T | F | £470,000 |
19 June 2026 | 4, HARTLEY DOWN | D | F | £645,000 |
One 103-home outline carries 88% of Croydon's pipeline GDV; everything else is small conversions and HMO change-of-use plays.
For developers
What this means for Croydon schemes
For senior debt on Croydon flatted conversions and small new-builds, 65-70% LTGDV remains the typical envelope, with all-in rates of 9-12% depending on track record and exit certainty. Schemes priced into the flat median of £265,000 generally enjoy faster valuations and broader lender choice; anything stretching above the £500,000 unit mark in CR8 or CR2 needs to evidence comparable sales and realistic absorption rates. Bridging is from 0.65% per month and continues to do heavy lifting on PD/MA conversions: the 26/01304/GPDO studio at Old Lodge Lane (CR8 4DG) and 26/01290/FUL office conversion at 10 Ledbury Place (CR0 1ET) are exactly the profile we place into specialist lenders comfortable with single-unit exits. For the larger Wallington outline, finance discussions belong with a different lender pool: equity-light senior debt with mezzanine to 75-80% LTGDV, longer drawdown, and pre-let or pre-sales conditions.
Where we fund in Croydon
Outlook
The next 12 months in Croydon
We expect Croydon's pipeline mix to stay weighted toward small conversions and HMO regularisations through the second half of 2026, with sporadic outline applications carrying the GDV headline numbers. The borough's 1.8% year-on-year price movement is supportive without being euphoric, which is the environment where well-structured development finance gets done. Developers active in CR0, CR7 and Thornton Heath should benchmark exits against the resale data rather than new-build pricing, and assume valuers will discount aggressively where comparable depth thins out. We continue to place capital across the borough on schemes with credible numbers and prudent contingency.
Planning a Croydon scheme?
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Sources: HM Land Registry Price Paid Data (sold prices); London Borough of Croydon planning portal (planning applications); ONS House Price Index (regional benchmarks). Report generated 20 May 2026 by Construction Capital's market intelligence team.
Methodology: Pending GDV is estimated by multiplying declared unit counts by local sales medians for the corresponding property type. Approval rate is the share of decided applications (last 12 months) granted permission. Sold-price changes are year-on-year comparisons of the median sale price. Pipeline activity refers to residential development applications only — household extensions, conditions variations, and other non-development applications are excluded. Construction Capital is a trading name of Lenzie Consulting Ltd. (08174104).