FOR SALE BY AUCTION – LOT 58
Wednesday 28 October 2026 at 1:00pm
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+
Tenure: Freehold | Possession: Vacant possession on completion | Size: Approximately 7,223 sq ft (671 sq m / 0.17 acres)
Palace Auctions is instructed to offer this freehold site on the west side of Northampton Road, Addiscombe, Croydon CR0 7HB. The site lies adjacent to 1 Northampton Road and to the rear of 263 Addiscombe Road, from which it is separated by a rear car park. what3words: ///watch.burn.richer
The site extends to approximately 7,223 sq ft (671 sq m / 0.17 acres), measured from Promap and subject to measured survey. It has no buildings, and no mains services are known to be connected. It is sold with vacant possession and has a detailed planning history, summarised below.
THE SITE
Access is from Northampton Road, where there are marked on-street parking bays and parking restrictions near the junction with Addiscombe Road. A common lime tree in the rear garden of 261 Addiscombe Road is protected by Tree Preservation Order No. 21 of 2016, and its canopy and root protection area extend into the rear of the site. Consent was granted in 2019 for pruning works to the protected lime back to the site boundary (ref. 19/01188/TRE). There is a young Tree of Heaven at the front of the site. 263 Addiscombe Road, a late Victorian or Edwardian corner building, is locally listed. The boundaries are shown on the plan in the legal pack. Images are for identification only. The title number and any restrictive covenants or overage provisions will be confirmed in the legal pack.
PLANNING HISTORY
16/06217/FUL – Erection of a dwelling. Granted. Not implemented, and the permission has lapsed.
19/01188/TRE – Works to the protected lime tree, including pruning to the site boundary. Consent granted.
23/04589/FUL – Erection of a dwelling. Refused.
25/01575/FUL – A private dwelling with parking and amenity space. Refused by the London Borough of Croydon. The appeal was dismissed on 19 May 2026 (appeal ref. 6005420).
In the 2026 appeal decision, the Inspector found that the proposed two-storey detached house respected the character and appearance of the area (London Plan Policy D3 and Croydon Local Plan Policy DM10). The Inspector also found its design, scale and materials appropriate, its effect on the setting of 263 Addiscombe Road minor, and that it made efficient use of an infill plot. The appeal was dismissed for two reasons. The first concerned the protected lime: there was no site-specific foundation design to BS 5837:2012 within the root protection area, no calculations for the patio, rear rooms sat beneath the canopy, and the Tree of Heaven was shown as removed. The second was the absence of a unilateral undertaking to secure the transport contribution.
There is no current planning permission. Any future scheme will be subject to planning consent, and the seller gives no assurance that permission would be granted. The local planning authority is the London Borough of Croydon. The appeal decision should be read in full, and buyers should take their own planning advice before bidding.
LOCATION
The site is in the established residential area of Addiscombe, east of Croydon town centre. Shops, cafés, GP surgeries and pharmacies on Lower Addiscombe Road are about 0.3 miles away, and Croydon town centre, including the Whitgift Centre, is about 1.5 miles away. 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. Tramlink stops are close by, and Lloyd Park and Park Hill Park are within easy reach. The site has a Public Transport Accessibility Level (PTAL) of 3.
AUCTION INFORMATION
The lot is sold under an unconditional auction contract. Contracts exchange on the fall of the hammer, when the buyer pays a 10% deposit. Completion takes place 28 days after the auction. The legal pack is available from Palace Auctions and should be reviewed with a solicitor before bidding.
BUYER'S COSTS
Buyer's premium: 2% of the purchase price, minimum £2,000 + VAT (£4,800 inc. VAT at the guide price)
Contract documents charge: £850 + VAT (£1,020 inc. VAT)
Total at the guide price: £5,820 inc. VAT
These charges are payable on the fall of the hammer together with the deposit. Buyers also pay their own legal fees, searches, Stamp Duty Land Tax and Land Registry fees. Any VAT on the purchase price will be confirmed in the legal pack.
VIEWING
The site can be viewed from Northampton Road, next to No. 1, during daylight hours. Please do not enter neighbouring gardens or the car park at 263 Addiscombe Road. Viewers go at their own risk, and neither Palace Auctions nor the seller accepts liability for injury or loss.
GUIDE AND RESERVE PRICES
The guide price indicates the seller's minimum expectation at auction. The reserve is the confidential minimum price the seller will accept. It is not fixed when the guide is published, but is normally within 10% of a single-figure guide and will not exceed it by more than 10%. The guide price excludes buyer's costs, VAT on the sale price, SDLT and other taxes. Guide prices may change up to the day of the auction, and lots may be sold or withdrawn before the auction.
CONTACT
Edward Swindells (Auctioneer), Tom Barrett (Sales Director), Bridgett D Dickens (Senior Negotiator)
Palace Auctions (London) Ltd, 11 Old Bond Street, Mayfair, London W1S 4PN
Tel: | Mobile/WhatsApp:
Palace Auctions (London) Ltd is a member of The Property Ombudsman. These particulars are a guide only and do not form part of any contract. Measurements and areas are approximate.
