Description
Land Adjacent to 1 Northampton Road, Addiscombe, Croydon CR0 7HB (to the rear of 263 Addiscombe Road) is a prime example of Croydon development land.
For Sale by Auction — Wednesday 28th October 2026 at 1.00pm, Claridge's, Brook Street, Mayfair, London W1K 4HR Guide Price: £200,000 Freehold | Vacant Possession | Approximately 671 sq m (7,223 sq ft / 0.17 acres) STMS Buyer's premium and contract documents charge apply. See Buyer's Costs below.
A freehold building plot on tree-lined Northampton Road, Addiscombe
Palace Auctions is instructed to sell a freehold plot of land fronting Northampton Road in Addiscombe, Croydon. It lies next to No. 1 Northampton Road, to the rear of 263 Addiscombe Road. The site extends to approximately 671 sq m (7,223 sq ft or 0.17 acres), measured from Promap and subject to measured survey. It is offered with vacant possession on completion.
The plot sits among detached and semi-detached family houses in an established, leafy residential street, within a mile of East Croydon station and its fast trains to central London.
The site has an established planning history:
- Earlier permission: a house was previously granted permission here. It was not built and has since lapsed.
- Most recent scheme: a two-storey house was dismissed at appeal in May 2026.
In that decision the Inspector found that a house on this plot would not harm the character or appearance of the area. The Inspector also found that its design, scale and materials responded appropriately to the local context, and that it would make efficient and sustainable use of a small infill plot in an accessible location.
Appeal
The appeal failed on two specific and technical points: protecting a neighbouring lime tree, and making up for one on-street parking space. The Inspector said that a modest financial contribution would be enough to deal with the parking point. In the auctioneers' opinion, a smaller, well-designed scheme that addresses the matters raised in the appeal decision has strong prospects of securing a new planning permission for a single house (Use Class C3). Any new scheme would still need its own planning application, and permission cannot be guaranteed.
The lot is sold under an unconditional auction contract. Contracts exchange on the fall of the hammer, and completion is 28 days later.
Key Features
- Freehold building plot of approximately 671 sq m (7,223 sq ft / 0.17 acres) STMS
- Vacant possession on completion
- Fronting Northampton Road, adjacent to No. 1, Addiscombe, Croydon CR0
- Inspector found a house here would not harm the character of the area
- Potential for a new house (C3), subject to planning
- Previous planning permission for a dwelling (now lapsed)
- About 0.8 miles to East Croydon station, with central London in around 15 minutes
The Land
The plot fronts the west side of Northampton Road, next to No. 1 Northampton Road. It lies behind 263 Addiscombe Road, a locally listed late Victorian/Edwardian corner building, and is separated from it by a rear car park. Its boundaries are shown on the plan in the legal pack, and buyers should check the extent of the site against it. Any plan or image in these particulars is for identification only.
There are no buildings on the land, and no mains services are known to be connected.
Trees: A Common Lime in the rear garden of 261 Addiscombe Road is protected by Tree Preservation Order No. 21 of 2016. Its canopy and root protection area extend into the rear part of the site. A young Tree of Heaven stands at the front of the site.
Access and parking: Access is from Northampton Road. Marked on-street bays and parking restrictions run near the junction with Addiscombe Road.
Planning
The site lies within the London Borough of Croydon.
| Reference | Proposal | Outcome |
|---|---|---|
| 16/06217/FUL | Erection of a dwelling | Granted about ten years ago; not built, now lapsed |
| 19/01188/TRE | Works to the protected lime, pruning back to the site boundary | Consent granted |
| 23/04589/FUL | Erection of a dwelling | Refused (not objected to on design grounds) |
| 25/01575/FUL | Erection of a private dwelling with parking and amenity space | Refused by Croydon Council; appeal dismissed 19 May 2026 (appeal ref. 6005420) |
What the Inspector found in May 2026
These points were in the scheme's favour:
- A detached two-storey house would respect the character and appearance of the area, in line with London Plan Policy D3 and Croydon Local Plan Policy DM10.
- The design, scale and materials responded appropriately to the local context.
- The effect on the setting of the locally listed 263 Addiscombe Road would be only minor.
- The proposal would make efficient and sustainable use of a small infill plot and contribute to housing delivery.
- A modest contribution towards sustainable transport measures would be an acceptable way to mitigate the loss of the parking space.
The appeal was dismissed for these reasons:
- Trees.
- The house extended into the protected lime's root protection area.
- There was no site-specific foundation design to BS 5837:2012.
- There were no patio calculations.
- The rear rooms sat under the canopy.
- The Tree of Heaven was shown as removed.
- Parking. No unilateral undertaking was provided to secure the transport contribution.
The opportunity
In our view, a revised scheme could address both reasons. It could include:
- a smaller footprint, set clear of the lime's canopy and root protection area;
- a specialist foundation design, such as pile and beam, backed by an arboricultural impact assessment and method statement;
- no-dig surfacing within the recommended limits;
- keeping the Tree of Heaven; and
- a completed unilateral undertaking for the transport contribution.
Palace Auctions gives no assurance that planning permission will be granted. Buyers must take their own planning and arboricultural advice and make their own enquiries with Croydon Council before bidding. Copies of the appeal decision are available on request.
Location
Addiscombe is a popular residential district of east Croydon, known for its tree-lined roads, period houses and excellent transport links. Nearby amenities include:
- shops, cafés, GP surgeries and pharmacies on Lower Addiscombe Road;
- Tramlink stops close by;
- Lloyd Park and Park Hill Park within easy reach.
East Croydon station is about 0.8 miles away, with fast trains to London Victoria and London Bridge in around 15 minutes, and direct services to Gatwick Airport. Croydon town centre, including the Whitgift Centre, is about 1.5 miles away.
Auction Information
- Lot: 58
- Auction date: Wednesday 28th October 2026 at 1.00pm
- Venue: Claridge's, Brook Street, Mayfair, London W1K 4HR
- Bidding: In the room, by telephone, by proxy and online. Registration is required before the auction.
- Guide Price: £200,000
- Contract: Unconditional. Contracts exchange on the fall of the hammer.
- Deposit: 10% of the purchase price, payable on exchange
- Completion: 28 days after the auction
- Legal Pack: Available from Palace Auctions. Buyers should review it with their solicitor before bidding, paying particular attention to the title plan, the Tree Preservation Order, the planning and appeal history, access, and any restrictive covenants.
Buyer's Costs
In addition to the purchase price, the successful buyer will pay:
| Charge | Amount |
|---|---|
| Buyer's premium: 2% of the purchase price, subject to a minimum of £2,000 plus VAT | £4,800 inc. VAT at the guide price |
| Contract documents charge: £850 plus VAT | £1,020 inc. VAT |
| Total at the guide price | £5,820 inc. VAT |
The buyer's premium and contract documents charge are payable on the fall of the hammer, together with the deposit. All sales of land and sites are plus VAT where applicable. Buyers are also responsible for their own legal costs, search fees, and any Stamp Duty Land Tax and Land Registry fees. They should read the legal pack for any further costs payable under the contract.
Additional Information
- Tenure: Freehold
- Title Number: To be confirmed in the legal pack
- Local Authority: London Borough of Croydon
- Planning: No current permission; appeal dismissed 19 May 2026 (ref. 6005420). Potential for a house (C3), subject to planning.
- Trees: TPO No. 21 of 2016 (Common Lime on adjoining land)
- Heritage: Adjoins the locally listed 263 Addiscombe Road
- Public transport: PTAL 3 (reasonable)
- Services: None known to be connected
- Site Area: Approximately 671 sq m (7,223 sq ft / 0.17 acres), subject to measured survey
- VAT: To be confirmed in the legal pack
Viewing
The site may be viewed from Northampton Road, next to No. 1, during daylight hours. Viewers enter at their own risk, and Palace Auctions and the vendor accept no liability for injury or loss. Please do not enter neighbouring gardens or the car park of 263 Addiscombe Road, and park considerately.
Palace Auctions London 020 7101 3647 | 07971 033276 | sales@palaceauctions.com | palaceauctions.com
Guide Price: An indication of the seller's current minimum acceptable price at auction. The guide price may change up to and including the day of the auction.
Reserve Price: The seller's minimum acceptable price at auction, below which the auctioneer cannot sell. It is confidential between the seller and the auctioneer and is not expected to exceed a single-figure guide price by more than 10%. It may also change up to and including the day of the auction.
Guidance: Palace Auctions London, for themselves and for the vendors of this property, give notice that these particulars are set out as a general outline for the guidance of intended purchasers and do not constitute an offer or contract.
Page last updated: Thursday 8 October 2026, 14:35 BST
