Waddon · Croydon · Croydon West constituency · 51.37640, -0.10898

CR0 3RN— Waddon, Croydon

Location and area intelligence for CR0 3RN, Waddon, Croydon

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 70/100Transport 57/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
70
Schools
60
Transport
57
Environment
71
Investment
57

The bottom line

CR0 3RN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

CR0 3RN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.0% vs London avg
vs London crime+49.0% vs London avg

Deep-dive guides for CR0 3RN

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

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“High-connectivity investment target”

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How CR0 3RN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

The Minster Nursery and Infants Church of England Academy

Not yet inspected · 10 min walk

—

Secondary

Harris Invictus Academy Croydon

Not yet inspected · 7 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 · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

97.1 incidents per 1,000 residents

Higher crime than 73% of London
↑ Rising 254.1%

+50% vs borough

Crime by type

Other27%
Violence & sexual offences25%
Anti-social behaviour18%
Vehicle crime13%
Drug offences11%
Burglary2%
Theft2%
Robbery2%

Stop & search

7.4

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Croydon Fire Station · 843m

Crime is +49% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,458/m²
Price per ft²£414/ft²
Avg floor area64.7 m²

EPC breakdown

B
2%
C
12%
D
26%
E
7%
F
2%

Based on 49 properties · Confidence: high

Street mix

Semi 4%Terraced 94%Detached 1%

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£161,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6%

Total change

+478%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.3%

per year

Acceleration

+20.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 70 sales

Property Type Mix

Total: 70 sales

Detached1.4%
Semi-detached4.3%
Terraced94.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£107k+90.7%3.7
Post-dot-com plateau2001–2004£110k£171k+55.5%4.7
Pre-crash peak2005–2007£185k£205k+10.8%3.7
GFC & correction2008–2012£204k£172k-15.7%1.5
Help-to-Buy recovery2013–2015£182k£275k+51.5%1.7
Brexit uncertainty2017–2018£325k£360k+10.8%2
Pandemic surge2020–2021£270k£330k+22.2%1
Rate-rise correction2022–2022£293k£293k+0%3
Current market2024–2025£280k£325k+16.3%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Terraced-0.5% α
Local
6.1%
District
6.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
Trend Position75

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

Nearby stations

Reeves Corner Tram StopTram
3 min walk
Centrale Tram StopTram
4 min walk
Church Street Tram StopTram
5 min walk
Wandle Park Tram StopTram
6 min walk
West Croydon Rail StationSouthern · Windrush
6 min walk
5 bus routes · 6 stops within 400m · 31 buses/hr peak

41

Walkability score

93

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★33 min
Victoria44 min ↑
Waterloo50 min ↑
Canary Wharf50 min ↑
City46 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

28

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park115m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
Stubbs Mead Car Pound
115m
🅿️
Jubilee Bridge
238m
🅿️
Centrale
389m
🅿️
Lidl
478m
🅿️
Whitgift Car Park
634m
🅿️
Surrey Street
641m
🅿️
Allders
714m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.3 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 3.4 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

GREENSIDE GROUP PRACTICE

26 LENNARD ROAD, CR0 2UL

8 min walk

75%

Recommend GP

75%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

33

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

1

Convenience

Nearest supermarketAbad Halal Supermarket · 576 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

840m

Post office

Nearby shops

Shanrise Store135 m
R & B Foster349 m
Le Petit Pain475 m
Tower News502 m

Nearby cafes

Enjoy Cafe139 m
Wandle Park Cafe175 m
Coffee Time400 m
Starbucks443 m

Nearby restaurants

Mei408 m
Depa Indiana421 m
Open Faced Baguette435 m
KFC447 m

Nearby pubs

The Wandle Arms272 m
The Old Fox And Hounds452 m
Dog & Bull634 m
The Milan Bar700 m

Nearby gyms

Totstars Academy482 m
CroyWall Climbing Centre510 m
Croywall519 m
The Gym528 m

Nearby pharmacies

Boots431 m
Superdrug533 m
Shivas Pharmacy800 m
Food hygiene (5-star)48% of 160

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
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

AYCON CONSTRUCTION LTD
FIRST POINT CLEANING LP
MURPHY CONSULTING LTD
POINTSHARE LTD
PRODOC TRAINING LIMITED

+1 more

Investment

Investment grade, yield and market outlook

57

Investment score

Good

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

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

8/100

Velocity score

Future outlook

58.8

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,002m
Crossrail 2 route8,415m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,319 nationally

1,349

Est. population

8,964/km²

73%

Employed

47%

Degree educated

£41,600

Median income

5.5%

Claimant rate

Urban coreHigh densityEstablished mixed

39

Community stability

Age profile

25%
29%
26%
15%
Under 1825%
18–3429%
35–4926%
50–6415%
65+5%

Tenure

31%
31%
24%
Own outright11%
Own (mortgage)31%
Private rent31%
Social rent24%
Shared ownership4%

Ethnicity

21%
17%
19%
30%
White British21%
White Other17%
Asian19%
Black30%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine22%
No car household48%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent31%
Social rent24%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
Borough approval rate
68%
Historic landfill (400m)
1
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)
204
Largest scheme
923 homes · Wandle Park Village (Fmr British Gas Site), Wandle Park Village (Fmr British Gas Site), Purley Way, Croydon, CR0 4NR
Pipeline pressure
NONE

Named schemes (500m)

Arcadia House, 5, Arcadia House, 5, Cairo New Road, CR0 1XP113 homes
completed
Eurocrown House & Marmi Works, Eurocrown House & Marmi Works, Grafton Road, Croydon, CR0 3RP97 homes
completed
35, 35, Cornwall Road, Croydon, CR0 3RD32 homes
completed
Ridge Yard, 107 & Land Adj. to 117b, Ridge Yard, 107 & Land Adj. to 117b, Waddon New Road, Croydon, CR0 4JE16 homes
completed
Harp PH, 97-99, Harp PH, 97-99, Parsons Mead, Croydon, CR0 3SL9 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.6%
Ward turnout
32%
Election year
2022
MP
Sarah Jones (Labour)
MP majority
14,226
Constituency
Croydon West

Councillors

Rowenna Frances DavisLabour
Simon FoxConservative
Ellily PonnuthuraiLabour

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Key facts for CR0 3RN

Full postcodeCR0 3RN
Postcode districtCR0
BoroughLondon Borough of Croydon
WardWaddon
Latitude51.376398
Longitude-0.108977
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