Selhurst · Croydon · Croydon West constituency · 51.38339, -0.09308

CR0 2EB— Selhurst, Croydon

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

Under-the-radar value

 

Schools 100%Safety 74/100Transport 33/100Yield 6.38%

Best for: Families

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Car-dependent area — limited public transport

Liveability
58
Safety
74
Schools
60
Transport
33
Environment
69
Investment
58

The bottom line

CR0 2EB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £235,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

CR0 2EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-54.8% vs London avg
vs London income-7.4% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for CR0 2EB

🛡️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 2EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St. Mary's Catholic Junior School

Not yet inspected · 5 min walk

KS2: 108.8

—

Secondary

St Mary's Catholic High School

Not yet inspected · 6 min walk

P8: +0.40A8: 39.7

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Selhurst Nursery School and Children's Centre

Good · 10 min walk

10 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

69.8 incidents per 1,000 residents

Higher crime than 53% of London
↑ Rising 240.9%

+8% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour23%
Other19%
Drug offences9%
Vehicle crime7%
Burglary7%
Theft3%
Robbery2%

Stop & search

3.3

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Croydon Fire Station · 1.8km

Crime is +7% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£235,000

Median sale price

Bottom 25% — 55% below London median

£235,000 is 55% below the London median (£520,000)

-34.4%

This year

Flat

Dominant type

Price history

5-year change
+8.1%
Sales (24 months)5
New build0.0%
Avg terraced£426,000
Avg flat£217,500
Price per m²£4,211/m²
Price per ft²£391/ft²
Avg floor area57.7 m²

EPC breakdown

B
4%
C
36%
D
52%
E
14%
G
3%

Based on 109 properties · Confidence: high

Street mix

Semi 5%Terraced 9%Detached 1%Flat 80%Other 5%

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£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£7,050

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

6.0×

Price-to-income

£1,176/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£144,250
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)
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

1995–2025 · CAGR

+3%

Total change

+142%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.1%

per year

Acceleration

-32.14

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £125k–£150k · 88 sales

Property Type Mix

Total: 88 sales

Detached1.1%
Semi-detached6.8%
Terraced10.2%
Flat/maisonette81.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£64k-20.3%2.3
Post-dot-com plateau2001–2004£75k£138k+82.4%4.8
Pre-crash peak2005–2007£146k£145k-0.7%6.3
GFC & correction2008–2012£200k£135k-32.5%1.5
Help-to-Buy recovery2013–2016£125k£240k+92%1.8
Brexit uncertainty2017–2019£402k£185k-53.9%2.3
Rate-rise correction2022–2023£410k£265k-35.4%4.5
Current market2024–2025£273k£194k-29.1%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
4.6%
District
5.2%

CAGR over 26yr 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
East Croydon→ London Bridge· 16 tph
15 min

Nearby stations

West Croydon Tram StopTram
10 min walk
West Croydon Rail StationSouthern · Windrush
11 min walk
East CroydonNational Rail
11 min walk
Wellesley Road Tram StopTram
12 min walk
East Croydon Tram StopTram
12 min walk
No bus stops within 400m

34

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

4.9 km

Nearest cycle dock

Central London commute times

London Bridge ★42 min
Victoria49 min ↑
Waterloo58 min ↑
Canary Wharf59 min ↑
City56 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

11

Car parks (800m)

4

EV chargers (800m)

Nearest car park138m
Santander docks (800m)0
Nearest cycle dock4.9 km

Nearby car parks

🅿️
Cherry Orchard Garden Centre
138m
🅿️
Lidl
573m
🅿️
Ruskin Square plots E-F
634m
🅿️
Ruskin Square· no
669m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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: 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: 11.6 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 10%
Less green space than 77% of London

Nearest SSSI: Croham Hurst SSSI — 3.6 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

2 min walk

69%

Recommend GP

69%

Overall GP experience

8

GPs within 1km

8

Dentists within 1km

5

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

24

Parks (1km)

14

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

3

Convenience

Nearest supermarketCooperative Food · 561 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.6km

Post office

Nearby shops

S D Mehta Newsagents174 m
St. James Market179 m
S & S Food & Wine185 m
Lower Addiscombe Meat & Grocery Shop422 m

Nearby cafes

2 Brothers Cafe228 m
Moliceino489 m
Tota Cafe545 m
Casablanca564 m

Nearby restaurants

Mei Fo House385 m
The Banana Leaf400 m
Newroz Grill456 m
Zenith Fried Chicken506 m

Nearby pubs

The Windmill246 m
Ye Olde Clocktower358 m
Bedford Tavern530 m
The Hut533 m

Nearby gyms

#Merky FC HQ913 m
The Gym1.0 km

Nearby pharmacies

Allcorn Chemist188 m
Croychem Pharmacy497 m
Boots885 m
Superdrug944 m

Nearby health

St. James Medical Centre161 m
Orchard Dental Practice563 m
Dr Shah and Partners573 m
Banning Dental764 m
Food hygiene (5-star)53% of 120

Business

Local businesses registered here

Active businesses
21
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
18
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

230 SYDENHAM ROAD FREEHOLD LTD
ALUMINUR LTD.
BURAK TRADING LTD
CARERS HELP LTD
CHASEMAP LIMITED

+15 more

Investment

Investment grade, yield and market outlook

58

Investment score

Good

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
6.4% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

37.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,652m
Crossrail 2 route8,935m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,657 nationally

2,148

Est. population

16,850/km²

62%

Employed

38%

Degree educated

£38,900

Median income

9.3%

Claimant rate

SuburbanVery high densityRenters

29

Community stability

Age profile

30%
22%
25%
16%
Under 1830%
18–3422%
35–4925%
50–6416%
65+6%

Tenure

14%
43%
30%
Own outright10%
Own (mortgage)14%
Private rent43%
Social rent30%
Shared ownership4%

Ethnicity

21%
16%
14%
34%
White British21%
White Other16%
Asian14%
Black34%
Mixed9%
Other7%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine24%
No car household54%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent43%
Social rent30%

vs. London

Income vs London-7.4%
Price vs London-54.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
4
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)
476
Largest scheme
456 homes · Land Adjacent To East Croydon Station And At, Land Adjacent To East Croydon Station And At, Cherry Orchard Road, Cherry Orchard Gardens, Billington Hill, Croydon, CR0 6BT
Pipeline pressure
NONE

Named schemes (500m)

54-60, 54-60, Sydenham Road, Tripod House, Lansdowne Road, Croydon, CR0 2BN86 homes
completed
Milton House, 2, Milton House, 2, Milton Road, 43 Gloucester Road, Croydon, CR0 2BP81 homes
completed
FORMER MOTHERS PRIDE BAKERY SITE, 117-149, FORMER MOTHERS PRIDE BAKERY SITE, 117-149, ST JAMES'S ROAD, CR061 homes
completed
Eltron Works, 20-28, Eltron Works, 20-28, Whitehorse Road, Croydon, CR9 2NA59 homes
completed
Sola, 115, Sola, 115, Sydenham Road, Croydon, CR9 2TD41 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 (£235,000)

£0

Standard buyer

£0

First-time buyer

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 2EB

Full postcodeCR0 2EB
Postcode districtCR0
BoroughLondon Borough of Croydon
WardSelhurst
Latitude51.383389
Longitude-0.093082
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