Broad Green · Croydon · Croydon West constituency · 51.38954, -0.13153

CR0 3AF— Broad Green, Croydon

Location and area intelligence for CR0 3AF, Broad Green, Croydon

The family fortress

 

Schools 100%Safety 83/100Transport 16/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
83
Schools
60
Transport
16
Environment
86
Investment
44

The bottom line

CR0 3AF offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 52 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR0 3AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-9.0% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for CR0 3AF

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How CR0 3AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

West Thornton Primary School

Not yet inspected · Inspected Oct 2024 · 9 min walk

KS2: 105.9

—

Secondary

The Archbishop Lanfranc Academy

Not yet inspected · Inspected Mar 2025 · 2 min walk

P8: +0.15A8: 42.3

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Spencer Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.9 incidents per 1,000 residents

Better than 63% of London
→ Stable

-23% vs borough

Crime by type

Other25%
Anti-social behaviour22%
Violence & sexual offences19%
Vehicle crime15%
Burglary7%
Drug offences5%
Theft3%
Robbery3%

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

12

Incidents (5yr)

Nearest station: Norbury Fire Station · 2.0km

Crime is 23% below 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£4,822/m²
Price per ft²£448/ft²
Avg floor area86.5 m²

EPC breakdown

C
9%
D
12%
E
2%
F
3%

Based on 26 properties · Confidence: medium

Street mix

Semi 3%Terraced 94%Other 3%

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 yield847 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£216,250
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 DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+6.9%

Total change

+541%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.5%

per year

Acceleration

-9.83

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached2.9%
Terraced97.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£66k£105k+60.3%1.8
Post-dot-com plateau2002–2004£148k£199k+34.9%4
Pre-crash peak2007–2007£220k£220k+0%4
GFC & correction2008–2012£237k£200k-15.4%1
Help-to-Buy recovery2015–2015£280k£280k+0%1
Brexit uncertainty2017–2017£345k£345k+0%3
Pandemic surge2021–2021£398k£398k+0%2
Current market2024–2024£420k£420k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
6.9%
District
6.8%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Norbury

Nearby stations

Therapia Lane Tram StopTram
6 min walk
Beddington Lane Tram StopTram
9 min walk
Ampere Way Tram StopTram
12 min walk
Waddon Marsh Tram StopTram
21 min walk
Mitcham Junction Tram StopTram
24 min walk
No bus stops within 400m

7

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

4.6 km

Nearest cycle dock

Central London commute times

London Bridge ★52 min
Victoria57 min ↑
Waterloo58 min ↑
Canary Wharf70 min ↑
City65 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park121m
Santander docks (800m)0
Nearest cycle dock4.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed489 Mbps
Median download446 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: 25.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 83% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 5.5 km

Energy

Solar: 847 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 yield847.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THORNTON ROAD & VALLEY PARK SURGERY

HEALTHY LIVING CENTRE, FRANKLIN WAY, CR0 4YD

11 min walk

65%

Recommend GP

65%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

14

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Tandoori Griller (1.1 km)

Nearest supermarketCo-op Food · 1.1 km

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)

1.7km

Post office

Nearby shops

Mathu Food & Wine733 m
little Beijing799 m
Pollards Hill Food & Wine1.1 km
Jhelum Cash & Carry1.2 km

Nearby restaurants

Tandoori Griller1.1 km

Nearby pharmacies

Parade Pharmacy769 m
Akasi Pharmacy1.1 km

Nearby health

Thornton Road & Valley Park Surgery768 m
Food hygiene (5-star)44% of 18

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
4
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

4MOON WINDOWS LTD
7PERCENT LTD
BEARING HIS IMAGE LTD
CENTRAL UK CONSTRUCTION LTD
GREAT VALUE LIMITED

+10 more

Investment

Investment grade, yield and market outlook

44

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 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

31.1

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,841m
Crossrail 2 route6,288m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,293 nationally

1,984

Est. population

16,976/km²

61%

Employed

33%

Degree educated

£38,200

Median income

5.5%

Claimant rate

SuburbanVery high densityMixed

48

Community stability

Age profile

29%
20%
19%
21%
Under 1828%
18–3420%
35–4919%
50–6421%
65+11%

Tenure

26%
38%
27%
Own outright26%
Own (mortgage)38%
Private rent27%
Social rent8%
Shared ownership1%
Rent free0%

Ethnicity

51%
18%
White British10%
White Other10%
Asian51%
Black18%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine24%
No car household22%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent27%
Social rent8%

vs. London

Income vs London-9.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
1
Planning apps (3 years)
4
Local approval rate
0%
Borough approval rate
68%
Historic landfill (400m)
2
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)
3
Largest scheme
160 homes · LAND BOUNDED BY, LAND BOUNDED BY, YORKSHIRE ROAD, SOUTH LODGE AVENUE, LANCASTER AVENUE, CR4
Pipeline pressure
NONE

Named schemes (500m)

LAND FRONTING WEST SIDE OF, LAND FRONTING WEST SIDE OF, THERAPIA LANE, CR053 homes
completed
684-686, 684-686, MITCHAM ROAD, CR027 homes
completed
702, 702, MITCHAM ROAD, CR012 homes
completed
702, Mitcham Road, CR0 3AB9 homes
completed
50A&B,52A&B, 50A&B,52A&B, Wingate Crescent, Croydon, CR0 3AL8 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 3AF

Full postcodeCR0 3AF
Postcode districtCR0
BoroughLondon Borough of Croydon
WardBroad Green
Latitude51.389539
Longitude-0.131533
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