About £555,000, and that buys a semi with a hill behind it. Detached houses go for well over that. Flats are the only route in much under half a million. Three- and four-bedroom houses make up most of what is for sale. This is family-house money, charged at family-house rates.
The Land Registry recorded 271 sales in the year to the end of May 2026, at a typical price of about £555,000. The split by type is wide. Detached houses went for a median of about £750,000 across 83 sales, and semis for about £563,000 across 104, which makes the semi the town's default purchase. Terraces went for about £445,000 across 47 sales and flats for about £307,000 across 37. A terrace in Coulsdon is the budget option, and the budget option still needs a deposit most people take years to build.
The house-price index for the wider area moved by minus 0.4% over the twelve months to May 2026, a change small enough to round away. Flats did worse, down 2.8% over the same year. Anyone who bought a flat as the first rung and expected the ladder to carry them up to a semi has been standing on the same rung for a year.
Council tax runs high because the houses do. Band E is the most common band, and only 5% of homes are in bands A or B. The band D bill comes to about £2,600 a year, and most homes here sit above band D.
Renting is the alternative, and the figure available covers the whole borough. Croydon's typical private rent was about £1,560 a month in April 2026, an average from the Office for National Statistics index. By size, Croydon averages run from about £1,250 a month for one bedroom and £1,560 for two, to about £1,840 for three and £2,650 for four or more. Those borough numbers include a great deal of central Croydon, and Coulsdon's rental stock is mostly the bigger houses.
Modelled gross household income, before tax, averaged about £85,000 across the area in the financial year to March 2023. Set against a typical price of £555,000, that is a stretch for anyone buying on one salary and manageable for two good ones. The town's prices assume both people in the couple are working and neither of them is planning a career break.
Of the sales that could be matched to an energy certificate's floor area, about 83% of them, the median price was about £5,270 per square metre, behind a typical floor area of about 107 square metres. Ask for the energy certificate on any house you view, because its floor area is the fairest way to compare a stretched semi with a detached house that only looks bigger from the road.
The bedroom mix explains the prices. At the 2021 census, about 6% of homes had one bedroom, 18% had two, 41% had three and 35% had four or more. One-bedroom homes are scarce enough that a first-time buyer could get to know most of them by sight.
Coulsdon's prices are middling. They are steep on one income, fair for a family house with downland behind it, and they barely moved over the past year.