New Addington South · Croydon · Croydon East constituency · 51.33716, -0.00741

CR0 0BE— New Addington South, Croydon

Location and area intelligence for CR0 0BE, New Addington South, Croydon

 

Schools 100%Safety 69/100Transport 11/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
48
Safety
69
Schools
90
Transport
11
Environment
88
Investment
42

The bottom line

CR0 0BE offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 61 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR0 0BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-22.9% vs London avg
vs London crime+107.0% vs London avg

Deep-dive guides for CR0 0BE

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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How CR0 0BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rowdown Primary School

Not yet inspected · Inspected Mar 2025 · 7 min walk

KS2: 100.4

★★

Secondary

Meridian High School

Good · Inspected Jan 2023 · 7 min walk

P8: -0.69A8: 36.2

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 96 min walk

2 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

134.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+107% vs borough

Crime by type

Other37%
Violence & sexual offences30%
Anti-social behaviour14%
Vehicle crime6%
Drug offences4%
Burglary4%
Robbery3%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Addington Fire Station · 2.0km

Crime is +107% above London average

Property

2 Jul

Prices, 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.

CR0 district median

£336,250

Based on 728 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£1,922/m²
Price per ft²£179/ft²
Avg floor area63.9 m²

EPC breakdown

C
14%
D
11%
E
1%

Based on 26 properties · Confidence: medium

Street mix

Semi 11%Terraced 14%Flat 76%

LHA rates — Outer South London

Shared room£569/mo
1 bedroom£950/mo
2 bedrooms£1200/mo
3 bedrooms£1500/mo
4 bedrooms£1950/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£159,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+2.3%

Total change

+95%

Market Activity

Price Velocity & Acceleration

Current Velocity

-55.3%

per year

Acceleration

-61.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £125k–£150k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached12.5%
Terraced12.5%
Flat/maisonette75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£63k£85k+34.9%1.7
Post-dot-com plateau2001–2004£79k£140k+76.6%1.8
Pre-crash peak2005–2007£152k£220k+44.7%1.3
GFC & correction2008–2012£157k£160k+2.2%1.3
Help-to-Buy recovery2013–2016£160k£300k+87.5%1.8
Brexit uncertainty2018–2018£264k£264k+0%1
Pandemic surge2020–2020£259k£259k+0%2
Rate-rise correction2022–2022£275k£275k+0%1
Current market2025–2025£123k£123k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
6.5%
District
6.2%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hayes (Kent)

Nearby stations

New Addington Tram StopTram
12 min walk
King Henry's Drive Tram StopTram
16 min walk
Fieldway Tram StopTram
25 min walk
Addington Village Tram StopTram
34 min walk
Gravel Hill Tram StopTram
39 min walk
No bus stops within 400m

34

Walkability score

155

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★61 min
Victoria72 min ↑
Waterloo79 min ↑
Canary Wharf78 min ↑
City74 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

31

Car parks (800m)

0

EV chargers (800m)

Nearest car park30m
Santander docks (800m)0
Nearest cycle dock10.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed488 Mbps
Median download445 Mbps
Superfast coverage100%
All operators 5G75%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 17.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 93% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskMEDIUM
4% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.2 km away✗ Not Green Belt✗ Not AONB75% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Saltbox Hill SSSI — 1.9 km

Energy

Solar: 856 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

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

Solar yield855.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

NEW ADDINGTON GROUP PRACTICE

PARKWAY HEALTH CENTRE, PARKWAY, NEW ADDINGTON, CR0 0JA

14 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBiggin Hill Clinic · 4.0 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

1348

Parks (1km)

7

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

Nearest supermarketTropical Essentials Supermarket · 596 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

670m

Post office

Nearby shops

Morrisons Daily255 m
New Addington Food & Wine547 m
Booze Bank723 m
Mini Superstore802 m

Nearby cafes

Hilltop Cafe677 m
Costa797 m

Nearby restaurants

Le Raj Tandoori Nights249 m
J F C279 m
Companion Chinese Food285 m
Cod To Me292 m

Nearby gyms

New Addington Bowls Club315 m
New Addington Pools696 m
New Addington Leisure Centre742 m

Nearby pharmacies

Aumex Pharmacy645 m
Boots876 m

Nearby health

New Addington Dental Surgery902 m
Food hygiene (5-star)70% of 20

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Investment

Investment grade, yield and market outlook

42

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
4.5% (average)London avg: 3.8%Above average yield
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

27.6

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,620m
Crossrail 2 route16,712m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,201 nationally

1,667

Est. population

4,327/km²

56%

Employed

24%

Degree educated

£32,400

Median income

6.7%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

47

Community stability

Age profile

33%
19%
20%
18%
Under 1833%
18–3419%
35–4920%
50–6418%
65+10%

Tenure

20%
28%
18%
34%
Own outright20%
Own (mortgage)28%
Private rent18%
Social rent34%
Shared ownership1%
Rent free0%

Ethnicity

56%
23%
White British56%
White Other5%
Asian7%
Black23%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine29%
No car household31%
Unemployed4%
No qualifications28%

Housing tenure (Census 2021)

Social rent34%
Private rent18%

vs. London

Income vs London-22.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (3 years)
1
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
71 homes · REAR OF, REAR OF, THORPE CLOSE, CR0 0S
Pipeline pressure
NONE

Named schemes (500m)

7, 7, Comport Green, New Addington, CR0 0BY2 homes
completed
Garages Rear of 7 - 8, Garages Rear of 7 - 8, Uvedale Close, Cator Crescent, New Addington, CR0 0BT2 homes
completed
Land Adj to 10, Land Adj to 10, Comport Green, New Addington, CR0 0BY1 homes
completed
76, Fairchildes Avenue, CR0 0AN1 homes
completed
75, Homestead Way, CR0 0AW1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
25.6%
Ward turnout
27%
Election year
2022
MP
Natasha Irons (Labour)
MP majority
6,825
Constituency
Croydon East

Councillors

Tony PearsonConservative
Lara Leigh FishConservative

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Key facts for CR0 0BE

Full postcodeCR0 0BE
Postcode districtCR0
BoroughLondon Borough of Croydon
WardNew Addington South
Latitude51.337160
Longitude-0.007410
Parliamentary constituencyCroydon East
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey