Waddon · Croydon · Croydon West constituency · 51.37155, -0.12083

CR0 4AA— Waddon, Croydon

Location and area intelligence for CR0 4AA, Waddon, Croydon

High-connectivity investment target

 

Schools 100%Safety 59/100Transport 35/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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

Liveability
55
Safety
59
Schools
100
Transport
35
Environment
69
Investment
50

The bottom line

CR0 4AA offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 56 min to london bridge — above average for this zone.

Less suited to Families.

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Location

CR0 4AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.0% vs London avg
vs London crime+150.0% vs London avg

Deep-dive guides for CR0 4AA

🛡️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 4AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Harris Primary Academy Purley Way

Not yet inspected · 13 min walk

KS2: 106.5

★★★

Secondary

Wilson's School

Outstanding · Inspected Sept 2022 · 19 min walk

P8: +1.27A8: 85.7

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

162.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 420.0%

+150% vs borough

Crime by type

Other44%
Violence & sexual offences15%
Anti-social behaviour12%
Robbery10%
Vehicle crime10%
Burglary4%
Theft3%
Drug offences2%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Croydon Fire Station · 1.1km

Crime is +150% 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£1,500/m²
Price per ft²£139/ft²
Avg floor area109 m²

EPC breakdown

C
1%
D
9%
E
2%

Based on 12 properties · Confidence: medium

Street mix

Semi 14%Terraced 64%Other 23%

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£272,500
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)
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

1997–2025 · CAGR

+2.8%

Total change

+118%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.3%

per year

Acceleration

+2.82

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached17.6%
Terraced82.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£71k£80k+12.3%2
Post-dot-com plateau2001–2002£111k£149k+34.6%2
Pre-crash peak2005–2007£171k£224k+30.5%1.7
Help-to-Buy recovery2013–2013£183k£183k+0%1
Current market2025–2025£155k£155k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
12.3%
District
12%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

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
Waddon

Nearby stations

WaddonNational Rail
7 min walk
Wandle Park Tram StopTram
7 min walk
Waddon Marsh Tram StopTram
8 min walk
Reeves Corner Tram StopTram
14 min walk
Church Street Tram StopTram
15 min walk
No bus stops within 400m

36

Walkability score

37

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★56 min
Victoria61 min ↑
Waterloo68 min ↑
Canary Wharf73 min ↑
City69 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

30

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park54m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
Vehicle Storage
640m
🅿️
Morrisons Parking· no
700m

Connectivity

Broadband and mobile coverage

100%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed467 Mbps
Median download436 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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.8 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 10%
Less green space than 76% of London

Nearest SSSI: Croham Hurst SSSI — 3.6 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

16 min walk

65%

Recommend GP

65%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Hare and Hounds (260 m)

Nearest supermarketAldi · 163 m
1 tennis courts1 swimming pools2 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

Global Food & Wine246 m
SK Beddington News739 m
Mace Michael Store793 m
Kevin Newsagent809 m

Nearby cafes

Loqum414 m
Waddon Cafe Restaurant803 m

Nearby restaurants

La Pizzeria243 m
New Star284 m
McDonald's492 m
Nando's745 m

Nearby pubs

The Hare and Hounds260 m
Harvest Home760 m

Nearby gyms

Croywall470 m
CroyWall Climbing Centre479 m
Waddon Leisure Centre849 m

Nearby pharmacies

Boots981 m
Food hygiene (5-star)74% of 38

Business

Local businesses registered here

Active businesses
8
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

A

High street health

Registered businesses

A G MAJOR LTD
CAESAR PROJECTS LONDON LTD
DIAMOND BESPOKE JOINERY LTD
DIAMOND KITCHENS LTD
MILL LANE MX LIMITED

+3 more

Investment

Investment grade, yield and market outlook

50

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

45.9

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,987m
Crossrail 2 route8,124m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,675 nationally

1,442

Est. population

9,719/km²

75%

Employed

55%

Degree educated

£41,600

Median income

4.8%

Claimant rate

Inner cityHigh densityMixed

35

Community stability

Age profile

31%
27%
31%
Under 1831%
18–3428%
35–4931%
50–648%
65+2%

Tenure

32%
35%
25%
Own outright4%
Own (mortgage)32%
Private rent35%
Social rent25%
Shared ownership5%

Ethnicity

17%
20%
21%
28%
White British17%
White Other20%
Asian21%
Black28%
Mixed10%
Other4%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine17%
No car household44%
Unemployed6%
No qualifications9%

Housing tenure (Census 2021)

Private rent35%
Social rent25%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
3
Planning apps (3 years)
2
Local approval rate
67%
Borough approval rate
68%
Historic landfill (400m)
1
Opportunity area
No
Strategic industrial location
Yes
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)
136
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)

311, 311, Purley Way, Waddon, CR0 4NU6 homes
completed
53, 53, Alton Road, Waddon, CR0 4LZ3 homes
completed
403, 403, Purley Way, CR0 4NX2 homes
completed
287, 287, Purley Way, Croydon, CR0 4NU2 homes
completed
283, 283, Purley Way, CR0 4XF2 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 4AA

Full postcodeCR0 4AA
Postcode districtCR0
BoroughLondon Borough of Croydon
WardWaddon
Latitude51.371553
Longitude-0.120829
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