Selhurst · Croydon · Croydon West constituency · 51.39027, -0.09469

CR0 2LB— Selhurst, Croydon

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 41/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
53
Safety
68
Schools
90
Transport
41
Environment
60
Investment
52

The bottom line

CR0 2LB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 46 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR0 2LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-14.3% vs London avg
vs London crime+114.0% vs London avg

Deep-dive guides for CR0 2LB

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How CR0 2LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

The Crescent Primary School

Good · Inspected Jul 2024 · 3 min walk

KS2: 104.9

—

Secondary

St Mary's Catholic High School

Not yet inspected · 14 min walk

P8: +0.40A8: 39.7

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Selhurst Nursery School and Children's Centre

Good · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

139.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+114% vs borough

Crime by type

Other36%
Violence & sexual offences28%
Anti-social behaviour16%
Vehicle crime8%
Burglary6%
Drug offences3%
Robbery3%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Croydon Fire Station · 2.5km

Crime is +114% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,425/m²
Price per ft²£411/ft²
Avg floor area76.8 m²

EPC breakdown

C
14%
D
17%
E
12%

Based on 43 properties · Confidence: high

Street mix

Semi 10%Terraced 40%Flat 42%Other 8%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£192,000
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

1997–2026 · CAGR

+5.8%

Total change

+406%

Market Activity

Price Velocity & Acceleration

Current Velocity

+48.1%

per year

Acceleration

+80.65

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £300k–£350k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached11.6%
Terraced44.2%
Flat/maisonette44.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£79k£124k+56.3%2
Post-dot-com plateau2002–2004£67k£135k+101.5%2.3
Pre-crash peak2005–2007£182k£248k+36.3%2
GFC & correction2008–2008£330k£330k+0%1
Help-to-Buy recovery2014–2015£307k£213k-30.4%2.5
Brexit uncertainty2017–2019£140k£239k+70.4%1.7
Pandemic surge2021–2021£230k£230k+0%5
Rate-rise correction2022–2022£400k£400k+0%4
Current market2025–2026£270k£400k+48.1%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Weakest performer

Terraced

-0.1% alpha

Flat/maisonette-0.1% α
Local
3.8%
District
3.9%
Terraced-0.1% α
Local
7.1%
District
7.2%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing6
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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
17 min walk
West Croydon Rail StationSouthern · Windrush
18 min walk
Norwood Junction Rail StationSouthern · Thameslink
19 min walk
Wellesley Road Tram StopTram
21 min walk
No bus stops within 400m

23

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

London Bridge ★46 min
Victoria48 min ↑
Waterloo56 min ↑
Canary Wharf63 min ↑
City62 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park280m
Santander docks (800m)0
Nearest cycle dock4.4 km

Nearby car parks

🅿️
Lidl
280m

Connectivity

Broadband and mobile coverage

94%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed470 Mbps
Median download440 Mbps
Superfast coverage94%
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: 25.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 83% of London
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.8 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 4.4 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

WHITEHORSE PRACTICE

87 WHITEHORSE ROAD, CR0 2JJ

7 min walk

73%

Recommend GP

73%

Overall GP experience

24

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 989 m
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

4

Convenience

Nearest supermarketFoodland Supermarket · 652 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)

0

Cinemas (2km)

832m

Post office

Nearby shops

Mayuran Mini Market259 m
Whitehorse Wines345 m
Londis362 m
Whitehorse Stores381 m

Nearby cafes

Double Egg Café322 m
Station Cafe498 m
Din er's Delight Cafe972 m
Costa990 m

Nearby restaurants

Morley's295 m
Blue and Orange Café Bar943 m
Peri-Peri Chicken Bites972 m
Express Restaurant995 m

Nearby pubs

White Horse307 m
Pawsons Arms318 m
The Lion Inn383 m
Two Brewers385 m

Nearby gyms

#Merky FC HQ331 m
Thornton Heath Leisure Centre999 m

Nearby pharmacies

Allcorn Chemist961 m
Superdrug970 m

Nearby health

Thornton Heath Health Centre797 m
St. James Medical Centre934 m
Food hygiene (5-star)47% of 77

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
14
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

228 WHITEHORSE ROAD RTM COMPANY LIMITED
238 WHITEHORSE ROAD FREEHOLD LTD
ADAPTIVE CARE FAMILY SERVICES LTD
BRIGHTER VENTURES LTD
BST CAR WASH LTD

+9 more

Investment

Investment grade, yield and market outlook

52

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months2

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

17/100

Velocity score

Future outlook

29.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,400m
Crossrail 2 route8,478m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,212 nationally

1,525

Est. population

11,219/km²

59%

Employed

37%

Degree educated

£36,000

Median income

7.7%

Claimant rate

Inner cityHigh densityEstablished mixed

40

Community stability

Age profile

27%
23%
21%
20%
Under 1827%
18–3423%
35–4921%
50–6420%
65+9%

Tenure

21%
30%
37%
Own outright21%
Own (mortgage)30%
Private rent37%
Social rent12%
Shared ownership1%
Rent free0%

Ethnicity

20%
13%
18%
34%
White British20%
White Other13%
Asian19%
Black34%
Mixed9%
Other5%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine26%
No car household46%
Unemployed7%
No qualifications18%

Housing tenure (Census 2021)

Private rent37%
Social rent12%

vs. London

Income vs London-14.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
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)
16
Largest scheme
59 homes · Eltron Works, 20-28, Eltron Works, 20-28, Whitehorse Road, Croydon, CR9 2NA
Pipeline pressure
NONE

Named schemes (500m)

226, 226, Whitehorse Road, CR0 2LB38 homes
completed
3-9, 3-9, SELHURST ROAD, SE2518 homes
completed
1-1a, 1-1a, Mayo Road, Croydon, CR0 2QP14 homes
completed
Land East of 22-32, Land East of 22-32, Northbrook Road, CR0 2QL11 homes
completed
325, 325, Whitehorse Road, 2 Pawsons Road, CR0 2HS9 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

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Key facts for CR0 2LB

Full postcodeCR0 2LB
Postcode districtCR0
BoroughLondon Borough of Croydon
WardSelhurst
Latitude51.390267
Longitude-0.094693
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