Broad Green · Croydon · Croydon West constituency · 51.38552, -0.11184

CR0 3PL— Broad Green, Croydon

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

The practical family move

 

Schools 100%Safety 80/100Transport 34/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
60
Safety
80
Schools
60
Transport
34
Environment
69
Investment
44

The bottom line

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

The catch: 46 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR0 3PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.4% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for CR0 3PL

🛡️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 3PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Elmwood Junior School

Not yet inspected · 5 min walk

KS2: 104.8

—

Secondary

Harris Invictus Academy Croydon

Not yet inspected · 10 min walk

P8: -0.08A8: 42.9

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.8 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

+4% vs borough

Crime by type

Other29%
Violence & sexual offences29%
Anti-social behaviour16%
Vehicle crime12%
Drug offences6%
Robbery4%
Burglary2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Croydon Fire Station · 1.9km

Crime is +4% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,248/m²
Price per ft²£395/ft²
Avg floor area67 m²

EPC breakdown

C
21%
D
20%
E
4%
G
1%

Based on 46 properties · Confidence: high

Street mix

Semi 14%Terraced 14%Flat 69%Other 2%

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£167,500
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

1995–2025 · CAGR

+5.1%

Total change

+343%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.3%

per year

Acceleration

-49.97

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached13.9%
Terraced16.7%
Flat/maisonette69.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£63k£51k-18.4%2
Post-dot-com plateau2001–2004£79k£144k+83.8%2.3
Pre-crash peak2006–2007£156k£188k+20.2%3.5
GFC & correction2008–2012£166k£160k-3.4%1.2
Help-to-Buy recovery2015–2016£206k£290k+40.9%2.5
Brexit uncertainty2019–2019£195k£195k+0%1
Rate-rise correction2023–2023£286k£286k+0%3
Current market2025–2025£277k£277k+0%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Weakest performer

Semi-detached

-15% alpha

Flat/maisonette+1% α
Local
5.4%
District
4.4%
Semi-detached-15% α
Local
-5%
District
10%

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

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Ampere Way Tram StopTram
11 min walk
West Croydon Tram StopTram
13 min walk
West Croydon Rail StationWindrush · Southern
13 min walk
West CroydonNational Rail
13 min walk
Waddon Marsh Tram StopTram
13 min walk
No bus stops within 400m

32

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

4.7 km

Nearest cycle dock

Central London commute times

London Bridge ★46 min
Victoria53 min ↑
Waterloo62 min ↑
Canary Wharf64 min ↑
City61 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

41

Car parks (800m)

0

EV chargers (800m)

Nearest car park104m
Santander docks (800m)0
Nearest cycle dock4.7 km

Nearby car parks

🅿️
Lidl
725m

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 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: 11.2 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 84% of London

Nearest SSSI: Croham Hurst SSSI — 4.3 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

NORTH CROYDON MEDICAL CENTRE

518 LONDON ROAD, CR7 7HQ

4 min walk

72%

Recommend GP

72%

Overall GP experience

15

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 454 m
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

21

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketFoodland Supermarket · 818 m

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)

412m

Post office

Nearby shops

Bensham Local569 m
P & N Stores593 m
little Beijing689 m
Windmill Mini Market693 m

Nearby cafes

Mayday Cafe116 m
Costa405 m
M&S Café426 m
Oasis Cafe580 m

Nearby restaurants

The Reggae Kitchen99 m
Rotti Mama132 m
Indo-Ceylon Spice Restaurant139 m
Spicy Chicken166 m

Nearby pubs

Saints & Sinners255 m
Princess Royal295 m
Golden Lion403 m

Nearby gyms

The Gym712 m

Nearby pharmacies

Shivas Pharmacy352 m
Parade Pharmacy680 m

Nearby health

Croydon Heart Centre357 m
Emergency Department397 m
Wound Clinic413 m
Vascular Ultrasound418 m
Food hygiene (5-star)42% of 117

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

287 PURLEY ROAD RTM COMPANY LIMITED
AZHAR MEDICAL SERVICES LIMITED
BEATRICE PROPERTY SERVICES LTD
EDDYMANNY VENTURES LTD
GLOBAL EXPRESS REMOVAL SERVICE LTD

+2 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 score17/100
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

43.3

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,705m
Crossrail 2 route7,684m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,829 nationally

2,049

Est. population

18,646/km²

63%

Employed

39%

Degree educated

£37,200

Median income

7.2%

Claimant rate

Inner cityVery high densityEstablished mixed

41

Community stability

Age profile

30%
23%
22%
17%
Under 1830%
18–3423%
35–4922%
50–6417%
65+7%

Tenure

17%
30%
29%
18%
Own outright17%
Own (mortgage)30%
Private rent29%
Social rent18%
Shared ownership5%
Rent free0%

Ethnicity

13%
38%
27%
White British11%
White Other13%
Asian38%
Black27%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine26%
No car household38%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent29%
Social rent18%

vs. London

Income vs London-11.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
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)
0

Housing pipeline (800m)

Homes approved
57
Under construction
0
Completed (3yr)
281
Largest scheme
319 homes · City House, 420-430, City House, 420-430, London Road, 3 Broad Green Avenue, Croydon, CR0 9YB
Pipeline pressure
MODERATE

Named schemes (500m)

City House, 420-430, City House, 420-430, London Road, 3 Broad Green Avenue, Croydon, CR0 9YB319 homes
completed
Concord House, Concord House, London Road, Broad Green, CR9 2RG126 homes
completed
Bedford House, 380, Bedford House, 380, London Road, Croydon, CR0 2SU99 homes
completed
7-21, 7-21, Mayday Road, Thornton Heath, CR7 7HP88 homes
completed
Morris House 2, Morris House 2, Bensham Lane, CR0 2RQ61 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 3PL

Full postcodeCR0 3PL
Postcode districtCR0
BoroughLondon Borough of Croydon
WardBroad Green
Latitude51.385518
Longitude-0.111835
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