Selhurst · Croydon · Croydon West constituency · 51.38885, -0.09408

CR0 2LL— Selhurst, Croydon

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 42/100Yield 4.46%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
54
Safety
68
Schools
90
Transport
42
Environment
71
Investment
63

The bottom line

CR0 2LL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

CR0 2LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for CR0 2LL

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How CR0 2LL 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 · 2 min walk

KS2: 104.9

—

Secondary

St Mary's Catholic High School

Not yet inspected · 12 min walk

P8: +0.40A8: 39.7

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Selhurst Nursery School and Children's Centre

Good · 4 min walk

11 primaries · 1 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

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 · 2.3km

Crime is +114% above London average

Property

Prices, sales volume and market trends

Avg floor area81.5 m²

EPC breakdown

C
3%
D
9%
E
4%
F
2%

Based on 18 properties · Confidence: medium

Street mix

Semi 26%Terraced 72%Flat 2%

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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£203,750
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, 100 mm loft insulation
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

1996–2023 · CAGR

+7.5%

Total change

+601%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.5%

per year

Acceleration

-19.27

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached25.5%
Terraced72.3%
Flat/maisonette2.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£58k£92k+57.3%2.4
Post-dot-com plateau2001–2004£120k£187k+55.8%2.8
Pre-crash peak2005–2007£185k£209k+13%3
GFC & correction2009–2012£158k£117k-25.9%1
Help-to-Buy recovery2014–2016£240k£355k+47.9%2
Brexit uncertainty2017–2018£338k£353k+4.4%1
Pandemic surge2020–2021£355k£329k-7.3%1
Rate-rise correction2022–2023£400k£410k+2.5%1.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Weakest performer

Semi-detached

-9.2% alpha

Terraced+0% α
Local
8.2%
District
8.2%
Semi-detached-9.2% α
Local
6.6%
District
15.8%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position40

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
7 min walk
West Croydon Tram StopTram
15 min walk
West Croydon Rail StationSouthern · Windrush
16 min walk
Wellesley Road Tram StopTram
19 min walk
East Croydon Tram StopTram
20 min walk
No bus stops within 400m

24

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

4.5 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park197m
Santander docks (800m)0
Nearest cycle dock4.5 km

Nearby car parks

🅿️
Lidl
197m
🅿️
Cherry Orchard Garden Centre
716m

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: 11.0 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 4.2 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

5 min walk

73%

Recommend GP

73%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketFoodland Supermarket · 563 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)

986m

Post office

Nearby shops

Whitehorse Wines225 m
Londis291 m
Mayuran Mini Market409 m
Whitehorse Stores531 m

Nearby cafes

Double Egg Café471 m
Station Cafe539 m
2 Brothers Cafe840 m
Moliceino1.0 km

Nearby restaurants

Morley's445 m
Mei Fo House943 m
The Banana Leaf954 m
Newroz Grill995 m

Nearby pubs

White Horse226 m
Two Brewers290 m
Pawsons Arms480 m
The Lion Inn490 m

Nearby gyms

#Merky FC HQ387 m
Thornton Heath Leisure Centre1.2 km

Nearby pharmacies

Allcorn Chemist800 m
Croychem Pharmacy1.0 km
Superdrug1.1 km

Nearby health

St. James Medical Centre773 m
Thornton Heath Health Centre957 m
Food hygiene (5-star)50% of 86

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CREATIVE CROYDON C.I.C.
SHAYONA BUILDERS LIMITED
SHAYONAM PLUMBING AND HEATING LTD

Investment

Investment grade, yield and market outlook

63

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
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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

21

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,426m
Crossrail 2 route8,590m

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)
21
Largest scheme
81 homes · Milton House, 2, Milton House, 2, Milton Road, 43 Gloucester Road, Croydon, CR0 2BP
Pipeline pressure
NONE

Named schemes (500m)

226, 226, Whitehorse Road, CR0 2LB38 homes
completed
3-9, 3-9, SELHURST ROAD, SE2518 homes
completed
402-408, 402-408, SYDENHAM ROAD, & LAND BWTN. GLOUCESTER ROAD (191-199), CR018 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

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 2LL

Full postcodeCR0 2LL
Postcode districtCR0
BoroughLondon Borough of Croydon
WardSelhurst
Latitude51.388854
Longitude-0.094076
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