Selhurst · Croydon · Croydon West constituency · 51.38806, -0.08986

CR0 2DW— Selhurst, Croydon

Location and area intelligence for CR0 2DW, Selhurst, Croydon

Under-the-radar value

 

Schools 100%Safety 68/100Transport 42/100Yield 4.51%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
52
Safety
68
Schools
90
Transport
42
Environment
69
Investment
47

The bottom line

CR0 2DW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £332,500 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

CR0 2DW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-36.1% vs London avg
vs London income-14.3% vs London avg
vs London crime+64.0% vs London avg

Deep-dive guides for CR0 2DW

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

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“Under-the-radar value”

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How CR0 2DW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Broadmead Primary School

Good · Inspected Nov 2023 · 1 min walk

KS2: 103.3

★★

Secondary

Ark Blake Academy

Good · Inspected Feb 2023 · 11 min walk

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Selhurst Nursery School and Children's Centre

Good · 3 min walk

10 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

106.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1155.0%

+64% vs borough

Crime by type

Violence & sexual offences31%
Other22%
Anti-social behaviour22%
Vehicle crime11%
Drug offences6%
Burglary4%
Robbery2%
Theft2%

Stop & search

0.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Croydon Fire Station · 2.4km

Crime is +64% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£332,500

Median sale price

Bottom 25% — 36% below London median

£332,500 is 36% below the London median (£520,000)

-6.2%

This year

Terraced

Dominant type

Price history

5-year change
-6.3%
Sales (24 months)6
New build0.0%
Avg terraced£365,000
Avg flat£247,500
Price per m²£4,875/m²
Price per ft²£453/ft²
Avg floor area66.5 m²

EPC breakdown

C
11%
D
25%
E
10%
F
1%
G
1%

Based on 48 properties · Confidence: high

Street mix

Semi 5%Terraced 81%Detached 1%Flat 10%Other 3%

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

Stamp duty

Standard buyer£4,125
First-time buyerFTB
£0
Additional propertyBTL/2nd
£14,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

9.2×

Price-to-income

£1,663/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£166,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

+5.4%

Total change

+362%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.9%

per year

Acceleration

-30.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 69 sales

Property Type Mix

Total: 69 sales

Detached1.4%
Semi-detached4.3%
Terraced85.5%
Flat/maisonette8.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£65k£93k+43.1%2.6
Post-dot-com plateau2001–2004£119k£175k+47.7%4
Pre-crash peak2005–2007£181k£213k+17.7%2.7
GFC & correction2008–2012£200k£213k+6.2%1.5
Help-to-Buy recovery2014–2016£205k£271k+32.2%4
Brexit uncertainty2018–2018£305k£305k+0%2
Pandemic surge2020–2021£345k£355k+2.9%1.5
Rate-rise correction2022–2023£580k£360k-37.9%1
Current market2024–2025£389k£300k-22.9%3.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
6.6%
District
6.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Selhurst→ Victoria· 7 tph
27 min

Nearby stations

SelhurstNational Rail
6 min walk
West Croydon Tram StopTram
16 min walk
West Croydon Rail StationSouthern · Windrush
17 min walk
Blackhorse Lane Tram StopTram
17 min walk
Norwood Junction Rail StationSouthern · Thameslink
18 min walk
No bus stops within 400m

19

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

4.6 km

Nearest cycle dock

Central London commute times

London Bridge ★36 min
Victoria40 min ↑
Waterloo51 min ↑
Canary Wharf53 min ↑
City49 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park178m
Santander docks (800m)0
Nearest cycle dock4.6 km

Nearby car parks

🅿️
Lidl
469m
🅿️
Cherry Orchard Garden Centre
700m

Connectivity

Broadband and mobile coverage

98%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed488 Mbps
Median download446 Mbps
Superfast coverage98%
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: 15.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 95% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.1 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 4.0 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield850.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ST JAMES MEDICAL CENTRE

189A ST. JAMES'S ROAD, CR0 2BZ

9 min walk

69%

Recommend GP

69%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

6

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

2

Restaurants (800m)

3

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketCooperative Food · 878 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Londis105 m
Whitehorse Wines447 m
Mayuran Mini Market567 m
Whitehorse Stores671 m

Nearby cafes

Station Cafe442 m
Double Egg Café617 m
2 Brothers Cafe765 m
Moliceino840 m

Nearby restaurants

Morley's596 m
Mei Fo House792 m
The Banana Leaf798 m
Newroz Grill824 m

Nearby pubs

Two Brewers49 m
White Horse119 m
Ye Olde Clocktower683 m
Duke of Cambridge704 m

Nearby gyms

#Merky FC HQ374 m

Nearby pharmacies

Allcorn Chemist735 m
Croychem Pharmacy858 m

Nearby health

St. James Medical Centre716 m
Dr Shah and Partners872 m
Orchard Dental Practice935 m
Thornton Heath Health Centre1.1 km
Food hygiene (5-star)53% of 57

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

G MEDIA SERVICES LIMITED
HARAAZ EMPIRE LTD
LIKE NO OTHER BEAUTY LIMITED
MEL RESOURCES LTD
RGR HOMES LIMITED

+2 more

Investment

Investment grade, yield and market outlook

47

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% (good)London avg: 3.8%Strong yield — top 25% of London
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

34.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,202m
Crossrail 2 route8,891m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,160 nationally

2,350

Est. population

8,714/km²

58%

Employed

37%

Degree educated

£36,000

Median income

10.0%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

34

Community stability

Age profile

27%
24%
20%
16%
Under 1827%
18–3424%
35–4920%
50–6416%
65+13%

Tenure

19%
31%
32%
Own outright11%
Own (mortgage)19%
Private rent31%
Social rent32%
Shared ownership6%
Rent free0%

Ethnicity

28%
32%
White British28%
White Other12%
Asian13%
Black32%
Mixed9%
Other7%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine23%
No car household50%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Social rent32%
Private rent32%

vs. London

Income vs London-14.3%
Price vs London-36.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
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)
12
Largest scheme
81 homes · Milton House, 2, Milton House, 2, Milton Road, 43 Gloucester Road, Croydon, CR0 2BP
Pipeline pressure
NONE

Named schemes (500m)

3-9, 3-9, SELHURST ROAD, SE2518 homes
completed
402-408, 402-408, SYDENHAM ROAD, & LAND BWTN. GLOUCESTER ROAD (191-199), CR018 homes
completed
52-54, 52-54, Selhurst Road, South Norwood, SE2516 homes
completed
40, 40, DAGNALL PARK, SE2510 homes
completed
12, 12, Dagnall Park, South Norwood, London, SE25 5PL9 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
26.7%
Ward turnout
26%
Election year
2022
MP
Sarah Jones (Labour)
MP majority
14,226
Constituency
Croydon West

Councillors

Catherine Maud WilsonLabour
Mohammed Amirul IslamLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£332,500)

£4,125

Standard buyer

£0

First-time buyer

Save £4,125

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for CR0 2DW

Full postcodeCR0 2DW
Postcode districtCR0
BoroughLondon Borough of Croydon
WardSelhurst
Latitude51.388057
Longitude-0.089855
Parliamentary constituencyCroydon West
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