The bottom line
BR4 9JF offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catch: 59 min to victoria — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how BR4 9JF scores on each.
Toggle a question above to see how BR4 9JF meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for BR4 9JF
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Postcode Personality
“The family fortress”
How BR4 9JF has changed
Schools
Nearest schools and Ofsted ratings
Schools
Nearest schools and Ofsted ratings
100
Education score
Primary
Hawes Down Primary School
Not yet inspected · 12 min walk
Secondary
Hayes School
Outstanding · Inspected Sept 2022 · 17 min walk
100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km
Childcare
Childcare
Crosfield Nursery School
Not inspected · 72 min walk
2 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
56.5 incidents per 1,000 residents
+6% 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)
2
Incidents (5yr)
Nearest station: Addington Fire Station · 2.6km
Crime is 13% below London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
Insufficient sales data
Only 1 sale 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 18 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
2000–2024 · CAGR
+8.1%
Total change
+554%
Market Activity
Price Velocity & Acceleration
Current Velocity
-34.4%
per year
Acceleration
-154.07
change in velocity
Market State
Downturn
Price Distribution
P25: £200k–£250k · P75: £600k–£700k · 12 sales
Property Type Mix
Total: 12 sales
By decade
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 2000–2000 | £63k | £63k | +0% | 1 |
| Post-dot-com plateau | 2002–2003 | £123k | £230k | +87% | 2 |
| Pre-crash peak | 2006–2007 | £123k | £157k | +27.6% | 1 |
| Help-to-Buy recovery | 2015–2015 | £287k | £287k | +0% | 2 |
| Rate-rise correction | 2022–2022 | £630k | £630k | +0% | 1 |
| Current market | 2024–2024 | £414k | £414k | +0% | 2 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Buyer'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
41
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
7
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
4 min walk
2
GPs within 1km
1
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
20
Parks (1km)
8
Restaurants (800m)
3
Cafes (800m)
1
Pubs (400m)
1
Pharmacies (800m)
0
Gyms (1km)
3
Sports (1km)
2
Convenience
Nightlife (500m)
0
Nightclubs
1
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
1.1km
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
AHigh street health
Registered businesses
+5 more
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
35
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
51.8
Price growth score
Development pressure
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 8/10
Less deprived than average
Index of Multiple Deprivation
Rank: 26,652 nationally
1,629
Est. population
55%
Employed
33%
Degree educated
£49,600
Median income
1.6%
Claimant rate
58
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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