Selhurst · Croydon · Croydon West constituency · 51.38635, -0.09884

CR0 2XT— Selhurst, Croydon

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

High-connectivity investment target

 

Schools 100%Safety 65/100Transport 37/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
51
Safety
65
Schools
90
Transport
37
Environment
69
Investment
49

The bottom line

CR0 2XT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

CR0 2XT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-7.4% vs London avg
vs London crime+93.0% vs London avg

Deep-dive guides for CR0 2XT

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How CR0 2XT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Ecclesbourne Primary School

Good · Inspected May 2023 · 8 min walk

KS2: 104.9

—

Secondary

St Mary's Catholic High School

Not yet inspected · 8 min walk

P8: +0.40A8: 39.7

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Selhurst Nursery School and Children's Centre

Good · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

125.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 487.0%

+93% vs borough

Crime by type

Other31%
Violence & sexual offences25%
Anti-social behaviour18%
Vehicle crime9%
Drug offences6%
Burglary5%
Robbery3%
Theft2%

Stop & search

0.9

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Croydon Fire Station · 2.0km

Crime is +93% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£3,939/m²
Price per ft²£366/ft²
Avg floor area63.2 m²

EPC breakdown

C
16%
D
8%
E
1%

Based on 25 properties · Confidence: medium

Street mix

Terraced 47%Flat 16%Other 37%

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£158,000
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

1998–2026 · CAGR

+4%

Total change

+202%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.4%

per year

Acceleration

-75.44

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 12 sales

Property Type Mix

Total: 12 sales

Terraced75%
Flat/maisonette25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£81k£83k+2.5%1
Post-dot-com plateau2001–2001£115k£115k+0%2
Pre-crash peak2005–2007£192k£218k+13.5%1
GFC & correction2012–2012£240k£240k+0%1
Help-to-Buy recovery2014–2014£228k£228k+0%1
Pandemic surge2021–2021£338k£338k+0%2
Current market2026–2026£245k£245k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
11 min walk
West Croydon Rail StationSouthern · Windrush
11 min walk
West CroydonNational Rail
11 min walk
Wellesley Road Tram StopTram
15 min walk
Centrale Tram StopTram
15 min walk
No bus stops within 400m

32

Walkability score

64

Footpaths (500m)

0

Santander docks (800m)

4.7 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

23

Car parks (800m)

4

EV chargers (800m)

Nearest car park150m
Santander docks (800m)0
Nearest cycle dock4.7 km

Nearby car parks

🅿️
Lidl
245m
🅿️
Cherry Orchard Garden Centre
539m

Connectivity

Broadband and mobile coverage

90%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed452 Mbps
Median download433 Mbps
Superfast coverage90%
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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.2 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 4.0 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

1 min walk

73%

Recommend GP

73%

Overall GP experience

17

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 758 m
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

3

Convenience

No restaurants within 800m — nearest: New Morley's (628 m)

Nearest supermarketFoodland Supermarket · 131 m
1 tennis courts

Nightlife (500m)

0

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)

1.3km

Post office

Nearby shops

Whitehorse Wines214 m
J S Minimart229 m
Windmill Mini Market256 m
S D Mehta Newsagents630 m

Nearby cafes

Oasis Cafe633 m
2 Brothers Cafe710 m
Adam's Cafe724 m
Finjan822 m

Nearby restaurants

New Morley's628 m
Wok Express655 m
Dosa Lounge665 m
Mr Kebabish678 m

Nearby pubs

The Hut115 m
Ye Olde Clocktower213 m
The Lion Inn555 m
White Horse628 m

Nearby gyms

The Gym787 m
#Merky FC HQ818 m

Nearby pharmacies

Allcorn Chemist666 m
Shivas Pharmacy701 m
Boots1.0 km
Superdrug1.1 km

Nearby health

St. James Medical Centre635 m
Diabetic Department703 m
Patient Advice and Liaison Service (PALS)719 m
MRI748 m
Food hygiene (5-star)59% of 65

Business

Local businesses registered here

Active businesses
2
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

SECURE STAYS LTD
ZAHANAF SHIPPING AND LOGISTICS LIMITED

Investment

Investment grade, yield and market outlook

49

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 score11/100
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

25.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,846m
Crossrail 2 route8,427m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,908 nationally

2,153

Est. population

13,827/km²

55%

Employed

32%

Degree educated

£38,900

Median income

8.5%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

35

Community stability

Age profile

28%
21%
21%
20%
Under 1828%
18–3421%
35–4921%
50–6420%
65+10%

Tenure

17%
33%
38%
Own outright11%
Own (mortgage)18%
Private rent33%
Social rent38%
Shared ownership1%
Rent free0%

Ethnicity

19%
17%
42%
White British19%
White Other9%
Asian17%
Black42%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine26%
No car household51%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Social rent38%
Private rent33%

vs. London

Income vs London-7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
2
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
21
Largest scheme
330 homes · Queens Gate (Fmr Queen's Hospital), Queens Gate (Fmr Queen's Hospital), Queen's Road, Thornton Heath, CR0 2PR
Pipeline pressure
NONE

Named schemes (500m)

110, 112 & 128, 110, 112 & 128, Wellesley Road, 172 St James's Road, Croydon, CR0 2AH183 homes
completed
FORMER MOTHERS PRIDE BAKERY SITE, 117-149, FORMER MOTHERS PRIDE BAKERY SITE, 117-149, ST JAMES'S ROAD, CR061 homes
completed
RINGSTEAD HOUSE, 6, RINGSTEAD HOUSE, 6, WHITEHORSE ROAD, CR060 homes
completed
Eltron Works, 20-28, Eltron Works, 20-28, Whitehorse Road, Croydon, CR9 2NA59 homes
completed
1-13, 1-13, WHITEHORSE ROAD, HOGARTH CRESCENT, CR044 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 2XT

Full postcodeCR0 2XT
Postcode districtCR0
BoroughLondon Borough of Croydon
WardSelhurst
Latitude51.386351
Longitude-0.098837
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