Broad Green · Croydon · Croydon West constituency · 51.37968, -0.10457

CR0 2RF— Broad Green, Croydon

Location and area intelligence for CR0 2RF, Broad Green, Croydon

High-connectivity investment target

 

Schools 100%Safety 57/100Transport 61/100Yield 4.46%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
63
Safety
57
Schools
60
Transport
61
Environment
68
Investment
69

The bottom line

CR0 2RF offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Investors.

Less suited to Families.

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Location

CR0 2RF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-7.4% vs London avg
vs London crime+169.0% vs London avg

Deep-dive guides for CR0 2RF

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

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“High-connectivity investment target”

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How CR0 2RF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Chestnut Park Primary School

Not yet inspected · 6 min walk

KS2: 104.4

—

Secondary

Harris Invictus Academy Croydon

Not yet inspected · 1 min walk

P8: -0.08A8: 42.9

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Selhurst Nursery School and Children's Centre

Good · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

174.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 261.3%

+169% vs borough

Crime by type

Other34%
Violence & sexual offences21%
Anti-social behaviour13%
Drug offences10%
Vehicle crime8%
Robbery5%
Theft5%
Burglary4%

Stop & search

11.8

per 1,000 residents

→ Stable

trend

Road safety

87

Road safety score

9

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

13

Incidents (5yr)

Nearest station: Croydon Fire Station · 1.2km

Crime is +169% above London average

Property

Prices, sales volume and market trends

Avg floor area51.5 m²

EPC breakdown

B
3%
C
19%
D
16%
E
2%

Based on 40 properties · Confidence: high

Street mix

Terraced 5%Detached 5%Flat 85%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

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£128,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,620
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2022 · CAGR

+3.6%

Total change

+124%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.4%

per year

Acceleration

+13.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £200k–£250k · 19 sales

Property Type Mix

Total: 19 sales

Detached5.3%
Terraced5.3%
Flat/maisonette89.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£85k£85k+0%1
Post-dot-com plateau2002–2003£770k£250k-67.5%1
Pre-crash peak2007–2007£155k£155k+0%2
GFC & correction2011–2011£105k£105k+0%1
Help-to-Buy recovery2013–2015£110k£193k+76%3
Brexit uncertainty2017–2017£220k£220k+0%1
Pandemic surge2020–2021£310k£222k-28.4%1
Rate-rise correction2022–2022£190k£190k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.5% alpha

Flat/maisonette-1.5% α
Local
2.8%
District
4.3%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
West Croydon→ London Bridge· 9 tph
18 min

Nearby stations

West Croydon Rail StationSouthern · Windrush
2 min walk
West CroydonNational Rail
2 min walk
West Croydon Tram StopTram
3 min walk
Centrale Tram StopTram
5 min walk
Reeves Corner Tram StopTram
6 min walk
16 bus routes · 10 stops within 400m · 280 buses/hr peak

61

Walkability score

51

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★33 min
Victoria44 min ↑
Waterloo50 min ↑
Canary Wharf50 min ↑
City46 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

26

Car parks (800m)

4

EV chargers (800m)

Nearest car park84m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
Lidl
103m
🅿️
Whitgift Car Park
399m
🅿️
Centrale
493m
🅿️
Stubbs Mead Car Pound
551m
🅿️
Jubilee Bridge
561m
🅿️
Allders
648m
🅿️
Ruskin Square· no
691m
🅿️
Ruskin Square plots E-F
742m
🅿️
Cherry Orchard Garden Centre
776m

Connectivity

Broadband and mobile coverage

54%

Full fibre

54%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed280 Mbps
Median download323 Mbps
Superfast coverage54%
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: 11.9 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 10%
Less green space than 97% of London

Nearest SSSI: Croham Hurst SSSI — 3.5 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

GREENSIDE GROUP PRACTICE

26 LENNARD ROAD, CR0 2UL

2 min walk

75%

Recommend GP

75%

Overall GP experience

6

GPs within 1km

9

Dentists within 1km

4

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

42

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketAbad Halal Supermarket · 696 m
1 tennis courts1 sports halls

Nightlife (500m)

1

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

840m

Post office

Nearby shops

Shanrise Store348 m
Tesco Express353 m
R & B Foster492 m
Le Petit Pain517 m

Nearby cafes

Finjan47 m
Golden Chef's Grill150 m
Adam's Cafe178 m
The Lunch Box269 m

Nearby restaurants

Mazi9 m
Bakhan Restaurant50 m
Middle Eastern Restaurant62 m
Snake & Mongoose109 m

Nearby pubs

The Old Fox And Hounds190 m
Princess Royal548 m
Bedford Tavern669 m
The Wandle Arms687 m

Nearby gyms

The Gym113 m
Totstars Academy526 m
PureGym685 m
Virgin Active788 m

Nearby pharmacies

Boots405 m
Shivas Pharmacy489 m
Superdrug496 m
Osbon Pharmacy825 m

Nearby health

All Clear Dental Centre731 m
Banning Dental784 m
Patient Advice and Liaison Service (PALS)1.0 km
Diabetic Department1.0 km
Food hygiene (5-star)53% of 213

Business

Local businesses registered here

Active businesses
2585
New (last 12 months)
13
Dissolved (last 12 months)
0
Industry diversity
31
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

"243 RUGBY ROAD MANAGEMENT COMPANY LIMITED"
1 HAMPTON PARK MANAGEMENT LIMITED
1 RICHMOND STREET FREEHOLD LIMITED
1 SPENCERS BELLE VUE (BATH) MANAGEMENT COMPANY LIMITED
1 STATION ROAD LEASEHOLD LIMITED

+15 more

Investment

Investment grade, yield and market outlook

69

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

43.8

Price growth score

D
High

Development pressure

High

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,550m
Crossrail 2 route8,458m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,742 nationally

2,194

Est. population

11,559/km²

48%

Employed

31%

Degree educated

£38,900

Median income

10.2%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

34

Community stability

Age profile

30%
21%
24%
16%
Under 1830%
18–3421%
35–4924%
50–6416%
65+9%

Tenure

31%
47%
Own outright8%
Own (mortgage)13%
Private rent32%
Social rent47%
Shared ownership1%

Ethnicity

17%
21%
38%
White British17%
White Other10%
Asian21%
Black38%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine30%
No car household58%
Unemployed9%
No qualifications27%

Housing tenure (Census 2021)

Social rent47%
Private rent32%

vs. London

Income vs London-7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
4
Borough approval rate
68%
Opportunity area
Croydon
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£5.3bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
2
Under construction
0
Completed (3yr)
499
Largest scheme
755 homes · Saffron Square, Saffron Square, Wellesley Road, Croydon, CR0
Pipeline pressure
LOW

Named schemes (500m)

Delta Point, Delta Point, Wellesley Road, Croydon, CR9 2YJ404 homes
completed
Queens Hall Car Park and 6-44, Queens Hall Car Park and 6-44, Station Road, Poplar Walk, Croydon, CR0232 homes
completed
187-195, 187-195, London Road, Croydon, CR0 2RJ150 homes
completed
Vistec House, 185, Vistec House, 185, London Road, Croydon, CR0 2RJ95 homes
completed
Vistec House, 185, London Road, CR0 2WN79 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.7%
Ward turnout
27%
Election year
2022
MP
Sarah Jones (Labour)
MP majority
14,226
Constituency
Croydon West

Councillors

Stuart CollinsLabour
Sherwan Hussain ChowdhuryLabour
Manju Shahul-HameedLabour

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Key facts for CR0 2RF

Full postcodeCR0 2RF
Postcode districtCR0
BoroughLondon Borough of Croydon
WardBroad Green
Latitude51.379681
Longitude-0.104574
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