Broad Green · Croydon · Croydon West constituency · 51.38295, -0.10486

CR0 2TP— Broad Green, Croydon

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

The hidden gem

 

Schools 100%Safety 66/100Transport 52/100Low yield 3.33%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
66
Schools
60
Transport
52
Environment
68
Investment
46

The bottom line

CR0 2TP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £450,000 median — a strong choice for Families.

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Location

CR0 2TP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-13.5% vs London avg
vs London income-7.4% vs London avg
vs London crime+77.0% vs London avg

Deep-dive guides for CR0 2TP

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart📈 Up & Coming🔒 Very Safe

“The hidden gem”

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How CR0 2TP 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 · 1 min walk

KS2: 104.4

—

Secondary

Harris Invictus Academy Croydon

Not yet inspected · 4 min walk

P8: -0.08A8: 42.9

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Selhurst Nursery School and Children's Centre

Good · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

114.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 288.7%

+77% vs borough

Crime by type

Violence & sexual offences29%
Other26%
Anti-social behaviour20%
Vehicle crime10%
Drug offences6%
Robbery3%
Burglary3%
Theft2%

Stop & search

6.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Croydon Fire Station · 1.5km

Crime is +77% 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.

£450,000

Median sale price

13% below London median

£450,000 is 13% below the London median (£520,000)

+15.6%

This year

Terraced

Dominant type

Price history

5-year change
+36.8%
Sales (24 months)5
New build0.0%
Avg terraced£450,000
Price per m²£4,377/m²
Price per ft²£407/ft²
Avg floor area104.7 m²

EPC breakdown

C
10%
D
22%
E
4%
F
1%

Based on 37 properties · Confidence: high

Street mix

Terraced 89%Flat 11%

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£10,000
First-time buyerFTB
£1,250
Additional propertyBTL/2nd
£23,500

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

11.6×

Price-to-income

£2,251/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£261,750
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, no insulation (assumed)
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

+829%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.7%

per year

Acceleration

+39.43

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £50k–£75k · 35 sales

Property Type Mix

Total: 35 sales

Terraced88.6%
Flat/maisonette11.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£56k£81k+43.8%1.4
Post-dot-com plateau2001–2004£145k£225k+55.2%1.8
Pre-crash peak2005–2007£200k£285k+42.5%1.7
GFC & correction2008–2010£180k£250k+38.9%1
Help-to-Buy recovery2014–2016£345k£373k+8%1.5
Brexit uncertainty2017–2019£310k£380k+22.6%1.5
Pandemic surge2020–2020£380k£380k+0%1
Rate-rise correction2022–2022£385k£385k+0%2
Current market2024–2026£453k£520k+14.9%1.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Terraced+0.6% α
Local
6.9%
District
6.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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 Tram StopTram
6 min walk
West Croydon Rail StationSouthern · Windrush
7 min walk
West CroydonNational Rail
7 min walk
Centrale Tram StopTram
10 min walk
Reeves Corner Tram StopTram
11 min walk
No bus stops within 400m

43

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

4.9 km

Nearest cycle dock

Central London commute times

London Bridge ★41 min
Victoria48 min ↑
Waterloo57 min ↑
Canary Wharf58 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

32

Car parks (800m)

4

EV chargers (800m)

Nearest car park167m
Santander docks (800m)0
Nearest cycle dock4.9 km

Nearby car parks

🅿️
Lidl
312m
🅿️
Whitgift Car Park
694m
🅿️
Cherry Orchard Garden Centre
736m

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 waterLOW
Low
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 AONB1% green spaceTree canopy: 10%
Less green space than 97% of London

Nearest SSSI: Croham Hurst SSSI — 3.8 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

RAINBOW HEALTH CENTRE

BROAD GREEN HEALTH CENTRE - ANNEX, 1-13 LODGE ROAD, CR0 2PD

3 min walk

17

GPs within 1km

7

Dentists within 1km

6

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 740 m
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

37

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Princess Royal (382 m)

Nearest supermarketFoodland Supermarket · 435 m
1 sports halls

Nightlife (500m)

1

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)

752m

Post office

Nearby shops

Windmill Mini Market313 m
J S Minimart340 m
Tesco Express525 m
Shanrise Store674 m

Nearby cafes

Adam's Cafe194 m
Finjan370 m
Mayday Cafe465 m
Golden Chef's Grill481 m

Nearby restaurants

Tasty Chicken125 m
Pizza GoGo131 m
Spiceland132 m
Codfather140 m

Nearby pubs

Princess Royal382 m
The Hut450 m
Ye Olde Clocktower516 m
The Old Fox And Hounds540 m

Nearby gyms

The Gym267 m
Totstars Academy884 m
PureGym1.0 km
Virgin Active1.1 km

Nearby pharmacies

Shivas Pharmacy220 m
Boots763 m
Superdrug822 m

Nearby health

Diabetic Department681 m
Patient Advice and Liaison Service (PALS)682 m
Emergency Department709 m
MRI710 m
Food hygiene (5-star)41% of 174

Business

Local businesses registered here

Active businesses
25
New (last 12 months)
7
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

AHMED PRODUCTS LTD
BN CONNECT LTD
CRESTIFY LTD
EZE SLIDES LTD
HELLO WORLD 786 LTD

+15 more

Investment

Investment grade, yield and market outlook

46

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
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months2

Rental market

Very High

Demand

Very 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

42

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,391m
Crossrail 2 route8,247m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,192 nationally

2,097

Est. population

20,108/km²

60%

Employed

34%

Degree educated

£38,900

Median income

10.0%

Claimant rate

Urban coreVery high densityRenters

30

Community stability

Age profile

27%
24%
24%
17%
Under 1827%
18–3424%
35–4924%
50–6417%
65+7%

Tenure

19%
47%
19%
Own outright12%
Own (mortgage)19%
Private rent47%
Social rent19%
Shared ownership3%
Rent free0%

Ethnicity

16%
29%
29%
White British16%
White Other12%
Asian29%
Black29%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine27%
No car household53%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Private rent47%
Social rent19%

vs. London

Income vs London-7.4%
Price vs London-13.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
3
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
57
Under construction
0
Completed (3yr)
505
Largest scheme
755 homes · Saffron Square, Saffron Square, Wellesley Road, Croydon, CR0
Pipeline pressure
MODERATE

Named schemes (500m)

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
Zodiac House 161 -165, Zodiac House 161 -165, London Road, CR0 2RJ76 homes
completed
Vistec House, 185, Vistec House, 185, London Road, Croydon, CR0 2RJ62 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£450,000)

£10,000

Standard buyer

£1,250

First-time buyer

Save £8,750

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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Compare Croydon with nearby boroughs:

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Key facts for CR0 2TP

Full postcodeCR0 2TP
Postcode districtCR0
BoroughLondon Borough of Croydon
WardBroad Green
Latitude51.382950
Longitude-0.104856
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