Waddon · Croydon · Croydon West constituency · 51.36818, -0.12192

CR0 4AB— Waddon, Croydon

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

The practical family move

 

Schools 100%Safety 75/100Transport 43/100Yield 4.46%

Best for: Families, Owner-occupiers

Compare areas

Strong, well-rated schools set this area apart

Liveability
61
Safety
75
Schools
100
Transport
43
Environment
72
Investment
60

The bottom line

CR0 4AB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how CR0 4AB scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how CR0 4AB meets your needs.

Location

CR0 4AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.2% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for CR0 4AB

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare CR0 4AB with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How CR0 4AB 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 · 9 min walk

KS2: 106.5

★★★

Secondary

Wilson's School

Outstanding · Inspected Sept 2022 · 14 min walk

P8: +1.27A8: 85.7

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

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.1 incidents per 1,000 residents

Better than 51% of London
↑ Rising 547.8%

-1% vs borough

Crime by type

Other40%
Violence & sexual offences22%
Anti-social behaviour18%
Vehicle crime7%
Burglary7%
Drug offences3%
Robbery3%
Theft1%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Croydon Fire Station · 1.2km

Crime is 1% below London average

Property

Prices, sales volume and market trends

Avg floor area109 m²

EPC breakdown

D
1%

Based on 1 properties · Confidence: very_low

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

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.

Council tax band Band DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2007 · CAGR

+12.4%

Total change

+260%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.8%

per year

Acceleration

-59.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached25%
Terraced75%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£81k£115k+42.9%1
Pre-crash peak2006–2007£220k£290k+31.8%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
4 min walk
Wandle Park Tram StopTram
10 min walk
Waddon Marsh Tram StopTram
13 min walk
Reeves Corner Tram StopTram
17 min walk
Church Street Tram StopTram
17 min walk
No bus stops within 400m

24

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★46 min
Victoria56 min ↑
Waterloo62 min ↑
Canary Wharf63 min ↑
City58 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

22

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park316m
Santander docks (800m)0
Nearest cycle dock6.0 km

Nearby car parks

🅿️
Morrisons Parking· no
353m
🅿️
Waddon Leisure Centre
571m

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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.1 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 31%
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

THORNTON ROAD & VALLEY PARK SURGERY

HEALTHY LIVING CENTRE, FRANKLIN WAY, CR0 4YD

20 min walk

65%

Recommend GP

65%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Hare and Hounds (503 m)

Nearest supermarketAldi · 511 m
1 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)

680m

Post office

Nearby shops

Global Food & Wine451 m
Mace Michael Store489 m
Kevin Newsagent493 m
Tai Pan Chinese Bakery656 m

Nearby cafes

Waddon Cafe Restaurant488 m
Loqum730 m

Nearby restaurants

McDonald's263 m
La Pizzeria456 m
New Star473 m
Pizza Centre485 m

Nearby pubs

The Hare and Hounds503 m
The Dog House703 m
The Plough720 m
Harvest Home821 m

Nearby gyms

Waddon Leisure Centre537 m
Croywall801 m
CroyWall Climbing Centre809 m
Food hygiene (5-star)63% of 49

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

GAP COMPUTING LIMITED

Investment

Investment grade, yield and market outlook

60

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

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

32

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,255m
Crossrail 2 route8,331m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,864 nationally

2,325

Est. population

6,192/km²

64%

Employed

38%

Degree educated

£37,300

Median income

6.5%

Claimant rate

Inner cityMedium densityEstablished mixed

47

Community stability

Age profile

28%
20%
24%
18%
Under 1828%
18–3420%
35–4924%
50–6418%
65+10%

Tenure

23%
36%
24%
15%
Own outright23%
Own (mortgage)36%
Private rent24%
Social rent15%
Shared ownership2%
Rent free0%

Ethnicity

32%
21%
21%
White British32%
White Other11%
Asian21%
Black21%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine19%
No car household26%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent24%
Social rent15%

vs. London

Income vs London-11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
4
Local approval rate
67%
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)
9
Largest scheme
187 homes · Propeller PH, Waylands Cen. Redgates, Waddon Inf. Sch, Propeller PH, Waylands Cen. Redgates, Waddon Inf. Sch, Purley Way, Waddon, CR0 4DJ
Pipeline pressure
NONE

Named schemes (500m)

53, 53, Alton Road, Waddon, CR0 4LZ3 homes
completed
403, 403, Purley Way, CR0 4NX2 homes
completed
37, 37, Waddon Court Road, Waddon, CR0 4AP1 homes
completed
Adj to 24, Lynwood Gardens, CR0 4QH1 homes
completed
3, Lynwood Gardens, CR0 4QH1 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

Live in CR0 4AB? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for CR0 4AB.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

Similar postcodes

Frequently asked questions

📍 Track CR0 4AB

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for CR0 4AB

Full postcodeCR0 4AB
Postcode districtCR0
BoroughLondon Borough of Croydon
WardWaddon
Latitude51.368180
Longitude-0.121915
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