The bottom line
BR4 9BA offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catch: 60 min to london bridge — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how BR4 9BA scores on each.
Toggle a question above to see how BR4 9BA meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for BR4 9BA
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Postcode Personality
“The family fortress”
How BR4 9BA has changed
Schools
Nearest schools and Ofsted ratings
Schools
Nearest schools and Ofsted ratings
90
Education score
Primary
Hawes Down Primary School
Not yet inspected · 9 min walk
Secondary
Langley Park School for Girls
Good · Inspected Nov 2022 · 25 min walk
100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km
Childcare
Childcare
Crosfield Nursery School
Not inspected · 62 min walk
1 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
24.8 incidents per 1,000 residents
-53% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
0
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Addington Fire Station · 2.3km
Crime is 62% below London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
Insufficient sales data
Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.
BR4 district median
£360,000
Based on 31 sales from postcodes with sufficient data
Price history
EPC breakdown
Based on 19 properties · Confidence: medium
Street mix
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1995–2025 · CAGR
+8.6%
Total change
+1100%
Market Activity
Price Velocity & Acceleration
Current Velocity
+5.0%
per year
Acceleration
-9.53
change in velocity
Market State
Steady growth
Price Distribution
P25: £150k–£175k · P75: £175k–£200k · 54 sales
Property Type Mix
Total: 54 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1995–2000 | £65k | £300k | +361.5% | 2.5 |
| Post-dot-com plateau | 2002–2004 | £194k | £458k | +135.2% | 3.7 |
| Pre-crash peak | 2005–2007 | £1000k | £515k | -48.5% | 1.7 |
| GFC & correction | 2009–2012 | £210k | £478k | +127.6% | 3 |
| Help-to-Buy recovery | 2013–2016 | £410k | £700k | +70.7% | 2 |
| Brexit uncertainty | 2017–2019 | £783k | £853k | +9% | 2.3 |
| Pandemic surge | 2020–2020 | £648k | £648k | +0% | 1 |
| Current market | 2024–2025 | £743k | £780k | +5.1% | 1.5 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Detached
+1.2% alpha
Weakest performer
Flat/maisonette
+0.1% alpha
CAGR over 20yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL
Nearby stations
21
Walkability score
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
9
Car parks (800m)
0
EV chargers (800m)
Nearby car parks
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Energy
Ground stability
Insurance risk
Cost band
Flood risk
Flood claim prob.
Climate
Local weather conditions and energy potential
Climate
Local weather conditions and energy potential
1,530 hrs/yr
Sunshine
595 mm/yr
Rainfall
22.9°C
Summer avg
3.0°C
Winter avg
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
ADDINGTON ROAD SURGERY
77 ADDINGTON ROAD, BR4 9BG
6 min walk
3
GPs within 1km
2
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
45
Parks (1km)
9
Restaurants (800m)
5
Cafes (800m)
0
Pubs (400m)
2
Pharmacies (800m)
0
Gyms (1km)
7
Sports (1km)
0
Convenience
No pubs within 400m — nearest: The Swan (625 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
705m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Registered businesses
+2 more
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
39
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
52.3
Price growth score
Development pressure
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 9/10
Least deprived
Index of Multiple Deprivation
Rank: 30,117 nationally
1,491
Est. population
45%
Employed
38%
Degree educated
£42,200
Median income
1.5%
Claimant rate
61
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Politics
Local councillors and MP
Politics
Local councillors and MP
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