Broad Green · Croydon · Croydon West constituency · 51.38177, -0.10056

CR0 2UB— Broad Green, Croydon

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

The practical family move

 

Schools 100%Safety 66/100Transport 45/100Yield 6.67%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
59
Safety
66
Schools
60
Transport
45
Environment
69
Investment
54

The bottom line

CR0 2UB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £225,000 median — a strong choice for Families.

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Location

CR0 2UB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-56.7% vs London avg
vs London income-7.4% vs London avg
vs London crime+77.0% vs London avg

Deep-dive guides for CR0 2UB

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

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“The practical family move”

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How CR0 2UB 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 · 5 min walk

KS2: 104.4

—

Secondary

St Mary's Catholic High School

Not yet inspected · 3 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 · 15 min walk

7 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)

5

Incidents (5yr)

Nearest station: Croydon Fire Station · 1.4km

Crime is +77% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£225,000

Median sale price

Bottom 25% — 57% below London median

£225,000 is 57% below the London median (£520,000)

-31.1%

This year

Flat

Dominant type

Price history

5-year change
-50.8%
Sales (24 months)7
New build0.0%
Avg semi-detached£473,000
Avg flat£222,500
Price per m²£3,782/m²
Price per ft²£351/ft²
Avg floor area60.3 m²

EPC breakdown

B
1%
C
28%
D
61%
E
7%
F
1%

Based on 98 properties · Confidence: high

Street mix

Semi 19%Terraced 6%Detached 2%Flat 74%

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£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£6,750

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

5.8×

Price-to-income

£1,126/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£150,750
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 CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+4.1%

Total change

+217%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.2%

per year

Acceleration

-58.21

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £150k–£175k · 63 sales

Property Type Mix

Total: 63 sales

Detached1.6%
Semi-detached20.6%
Terraced6.3%
Flat/maisonette71.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£69k+14.2%1.4
Post-dot-com plateau2001–2004£70k£130k+85.8%4
Pre-crash peak2006–2007£160k£188k+17.3%3
GFC & correction2008–2012£265k£115k-56.5%1.3
Help-to-Buy recovery2013–2015£267k£314k+17.4%2
Brexit uncertainty2017–2019£243k£418k+71.8%2.3
Pandemic surge2020–2021£190k£457k+140.5%1.5
Rate-rise correction2022–2023£260k£256k-1.4%1.5
Current market2024–2025£308k£190k-38.2%5.5

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Weakest performer

Semi-detached

-2.7% alpha

Flat/maisonette-0.1% α
Local
4.3%
District
4.4%
Semi-detached-2.7% α
Local
0.2%
District
2.9%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

73out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing17
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

West Croydon Tram StopTram
4 min walk
West Croydon Rail StationSouthern · Windrush
5 min walk
West CroydonNational Rail
5 min walk
Centrale Tram StopTram
9 min walk
Wellesley Road Tram StopTram
9 min walk
14 bus routes · 9 stops within 400m · 355 buses/hr peak

55

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

5.0 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

27

Car parks (800m)

4

EV chargers (800m)

Nearest car park183m
Santander docks (800m)0
Nearest cycle dock5.0 km

Nearby car parks

🅿️
Lidl
403m
🅿️
Cherry Orchard Garden Centre
441m
🅿️
Whitgift Car Park
477m
🅿️
Ruskin Square· no
599m
🅿️
Ruskin Square plots E-F
621m
🅿️
Lidl
752m
🅿️
Centrale
753m
🅿️
Allders
756m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed484 Mbps
Median download444 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: 11.7 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 86% of London

Nearest SSSI: Croham Hurst SSSI — 3.6 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

COMMUNITY SPECIALIST NURSE PRESCRIBERS

CROYDON H SERV NHS TRUST, 12-18 LENNARD ROAD, CR9 2RS

3 min walk

14

GPs within 1km

11

Dentists within 1km

6

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 999 m
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

30

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

6

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Ye Olde Clocktower (360 m)

Nearest supermarketFoodland Supermarket · 413 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.1km

Post office

Nearby shops

Tesco Express248 m
Windmill Mini Market380 m
J S Minimart389 m
S D Mehta Newsagents500 m

Nearby cafes

Finjan328 m
Adam's Cafe332 m
Golden Chef's Grill371 m
The Lunch Box494 m

Nearby restaurants

Croydon Food Station259 m
Bakhan Restaurant330 m
Snake & Mongoose354 m
Mazi355 m

Nearby pubs

Ye Olde Clocktower360 m
The Hut425 m
The Old Fox And Hounds434 m
Bedford Tavern505 m

Nearby gyms

The Gym359 m
Totstars Academy745 m
PureGym897 m
MYPT Cycle971 m

Nearby pharmacies

Boots527 m
Allcorn Chemist541 m
Shivas Pharmacy546 m
Superdrug624 m

Nearby health

St. James Medical Centre523 m
Banning Dental717 m
All Clear Dental Centre783 m
Diabetic Department937 m
Food hygiene (5-star)50% of 184

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

52 OAKFIELD ROAD CROYDON LIMITED
A&M TRADERS LTD
BENET AGENCY LTD
KHD&CO LTD
TEE CONSULTS LTD

+1 more

Investment

Investment grade, yield and market outlook

54

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
6.7% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score9/100
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

42.6

Price growth score

D
High

Development pressure

High

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,192m
Crossrail 2 route8,571m

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

Inner cityVery 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-56.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
5
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)
449
Largest scheme
755 homes · Saffron Square, Saffron Square, Wellesley Road, Croydon, CR0
Pipeline pressure
LOW

Named schemes (500m)

Saffron Square, Saffron Square, Wellesley Road, Croydon, CR0755 homes
completed
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
110, 112 & 128, 110, 112 & 128, Wellesley Road, 172 St James's Road, Croydon, CR0 2AH183 homes
completed
Exchange Court, 3, Exchange Court, 3, Bedford Park, Croydon, CR9 2ZL134 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 (£225,000)

£0

Standard buyer

£0

First-time buyer

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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Key facts for CR0 2UB

Full postcodeCR0 2UB
Postcode districtCR0
BoroughLondon Borough of Croydon
WardBroad Green
Latitude51.381766
Longitude-0.100565
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