Selhurst · Croydon · Croydon West constituency · 51.38904, -0.09384

CR0 2LN— Selhurst, Croydon

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 43/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
55
Safety
68
Schools
90
Transport
43
Environment
71
Investment
50

The bottom line

CR0 2LN 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 2LN

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 2LN

🛡️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 2LN 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)

2

Incidents (5yr)

Nearest station: Croydon Fire Station · 2.4km

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£5,522/m²
Price per ft²£513/ft²
Avg floor area77.5 m²

EPC breakdown

C
4%
D
13%
E
4%
G
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 16%Terraced 82%Other 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£193,750
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

1995–2026 · CAGR

+7.5%

Total change

+831%

Market Activity

Price Velocity & Acceleration

Current Velocity

+47.7%

per year

Acceleration

+52.66

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 42 sales

Property Type Mix

Total: 42 sales

Semi-detached16.7%
Terraced83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£92k+69.6%2.2
Post-dot-com plateau2001–2004£119k£166k+39.5%2.8
Pre-crash peak2005–2007£172k£235k+36.6%1.7
GFC & correction2008–2011£207k£165k-20.3%1
Help-to-Buy recovery2013–2014£188k£234k+24.8%1
Brexit uncertainty2017–2017£395k£395k+0%1
Pandemic surge2020–2021£395k£360k-8.9%2
Current market2024–2026£342k£505k+47.7%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
6.1%
District
6.3%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
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
16 min walk
West Croydon Rail StationSouthern · Windrush
17 min walk
Wellesley Road Tram StopTram
19 min walk
Norwood Junction Rail StationWindrush · Southeastern
20 min walk
No bus stops within 400m

23

Walkability score

20

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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park221m
Santander docks (800m)0
Nearest cycle dock4.5 km

Nearby car parks

🅿️
Lidl
221m
🅿️
Cherry Orchard Garden Centre
737m

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 waterMEDIUM
Medium
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

29

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

2

Convenience

Nearest supermarketFoodland Supermarket · 589 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)

964m

Post office

Nearby shops

Whitehorse Wines252 m
Londis274 m
Mayuran Mini Market388 m
Whitehorse Stores510 m

Nearby cafes

Double Egg Café450 m
Station Cafe513 m
2 Brothers Cafe858 m
Moliceino1.0 km

Nearby restaurants

Morley's423 m
Mei Fo House957 m
The Banana Leaf967 m
Newroz Grill1.0 km

Nearby pubs

White Horse210 m
Two Brewers277 m
Pawsons Arms467 m
The Lion Inn493 m

Nearby gyms

#Merky FC HQ360 m
Thornton Heath Leisure Centre1.1 km

Nearby pharmacies

Allcorn Chemist819 m
Croychem Pharmacy1.0 km
Superdrug1.1 km

Nearby health

St. James Medical Centre792 m
Thornton Heath Health Centre939 m
Food hygiene (5-star)51% of 83

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

SOUTH ONE LIMITED

Investment

Investment grade, yield and market outlook

50

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 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
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,402m
Crossrail 2 route8,595m

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
402-408, 402-408, SYDENHAM ROAD, & LAND BWTN. GLOUCESTER ROAD (191-199), CR018 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

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 2LN

Full postcodeCR0 2LN
Postcode districtCR0
BoroughLondon Borough of Croydon
WardSelhurst
Latitude51.389039
Longitude-0.093839
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