Location
Key facts for CR0 4AD
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for CR0 4AD
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Postcode Personality
“The practical family move”
How CR0 4AD has changed
Schools
18 AprNearest schools and Ofsted ratings
100
Education score
Primary
Harris Primary Academy Purley Way
Not yet inspected · 10 min walk
KS2: 106.5
Secondary
Wilson's School
Outstanding · 15 min walk
100% of local schools rated Good or Outstanding
Childcare
Childcare
Purley Nursery School
Not inspected · 39 min walk
5 primaries · 0 secondaries · 0 childcare — within 1km
Safety
5 JunCrime rates and local incidents
LOW CRIME
19.8 incidents per 1,000 residents
from a low base — still below London average
+27% vs borough
Crime by type
Stop & search
1.3
per 1,000 residents
→ Stable
trend
Road safety
100
Road safety score
0
Accidents (5yr)
Crime is 70% below London average
Property
1 MayPrices, sales volume and market trends
Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.
£504,000
Median sale price
£504,000 is 3% below the London median (£520,000)
Semi-detached
Dominant type
Price history
EPC breakdown
Based on 22 properties · Confidence: medium
Street mix
LHA rates — Outer South London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Transport
1 MayPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
27
Walkability score
25
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)
Parking & EV
Car parks, spaces and charging points
27
Car parks (800m)
1
EV chargers (800m)
1
Fast chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
22 AprFlood risk, air quality and noise
Nearest SSSI: Croham Hurst SSSI — 3.5 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
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
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
19 min walk
65%
Recommend GP
65%
Overall GP experience
0
GPs within 1km
1
Dentists within 1km
Amenities
Shops, restaurants, parks and more
18
Parks (1km)
6
Restaurants (800m)
1
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
4
Gyms (1km)
4
Sports (1km)
0
Convenience
No pubs within 400m — nearest: The Hare and Hounds (476 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
1
Cinemas (2km)
774m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Business
Local businesses registered here
High street
AHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
38
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Low gross yield (2.98%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
40
Price growth score
New supply risk
Infrastructure pipeline
Demographics
22 AprPopulation, deprivation and income
Decile 5/10
Around average
Index of Multiple Deprivation
Rank: 13,864 nationally
2,325
Est. population
6,192/km²
64%
Employed
38%
Degree educated
£37,300
Median income
7.0%
Claimant rate
47
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Councillors
Stamp Duty & Affordability Calculator
Stamp duty on median price (£504,000)
£12,700
Standard buyer
£3,950
First-time buyer
Save £8,750
Affordability check — your annual salary
Deposit
Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.
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The bottom line
CR0 4AD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £504,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catch: 48 min to london bridge — above average for this zone.
Less suited to Car-free commuters.
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Compare Croydon with nearby boroughs:
What else could £504k buy?
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Frequently asked questions
Data freshness
When each data source was last updated
92%
Confidence score
11/12
Pillars populated