Waddon · Croydon · Croydon West constituency · 51.36155, -0.11480

CR0 4DX— Waddon, Croydon

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

 

Schools 100%Safety 65/100Transport 33/100Yield 4.46%

Best for: Families

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

Liveability
56
Safety
65
Schools
90
Transport
33
Environment
90
Investment
42

The bottom line

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

The catch: 47 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR0 4DX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.2% vs London avg
vs London crime+96.0% vs London avg

Deep-dive guides for CR0 4DX

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

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How CR0 4DX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Harris Primary Academy Purley Way

Not yet inspected · 2 min walk

KS2: 106.5

★★

Secondary

Harris Academy Purley

Good · Inspected Feb 2023 · 13 min walk

P8: +0.29A8: 47.9

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 · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

127.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 3900.0%

+96% vs borough

Crime by type

Other32%
Violence & sexual offences29%
Anti-social behaviour16%
Vehicle crime10%
Burglary4%
Drug offences3%
Theft3%
Robbery2%

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 · 1.1km

Crime is +96% above London average

Property

Prices, sales volume and market trends

Avg floor area80.3 m²

EPC breakdown

C
1%
D
4%
E
4%

Based on 9 properties · Confidence: low

Street mix

Semi 91%Terraced 9%

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£200,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
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

1995–2024 · CAGR

+6.9%

Total change

+598%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.5%

per year

Acceleration

-66.47

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached90.9%
Terraced9.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£118k+87.2%1.3
Post-dot-com plateau2001–2001£126k£126k+0%1
Pre-crash peak2007–2007£223k£223k+0%2
GFC & correction2012–2012£182k£182k+0%1
Help-to-Buy recovery2013–2013£250k£250k+0%1
Rate-rise correction2023–2023£425k£425k+0%1
Current market2024–2024£440k£440k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

WaddonNational Rail
8 min walk
Wandle Park Tram StopTram
17 min walk
Church Street Tram StopTram
19 min walk
Reeves Corner Tram StopTram
20 min walk
Waddon Marsh Tram StopTram
22 min walk
No bus stops within 400m

28

Walkability score

8

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★47 min
Victoria57 min ↑
Waterloo63 min ↑
Canary Wharf64 min ↑
City59 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

23

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park184m
Santander docks (800m)0
Nearest cycle dock6.4 km

Nearby car parks

🅿️
Waddon Leisure Centre
318m
🅿️
Morrisons Parking· no
544m
🅿️
Croydon Airport
600m

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 riskMEDIUM
4% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.9 km away✗ Not Green Belt✗ Not AONB76% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 2.6 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

VIOLET LANE MEDICAL PRACTICE

231 VIOLET LANE, CR0 4HN

6 min walk

82%

Recommend GP

82%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.3 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Imperial Lounge & Restaurant (581 m)

Nearest supermarketBudgens · 393 m
3 tennis courts2 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)

0

Cinemas (2km)

539m

Post office

Nearby shops

Tai Pan Chinese Bakery323 m
Kevin Newsagent396 m
Mace Michael Store403 m
Global Food & Wine1.1 km

Nearby cafes

Waddon Cafe Restaurant401 m
Cloud 9 Pantry606 m
Costa641 m

Nearby restaurants

Tai Tung346 m
Pizza Centre404 m
Fiveways Fish Bar405 m
KFC564 m

Nearby pubs

Imperial Lounge & Restaurant581 m
The Hare and Hounds1.1 km

Nearby gyms

Waddon Leisure Centre352 m
Nuffield Health Fitness & Wellbeing555 m
Surrey Health & Racquets Club725 m
Food hygiene (5-star)67% of 46

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

42

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

10.3

Price growth score

E
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,278m
Crossrail 2 route9,205m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,736 nationally

2,202

Est. population

4,991/km²

55%

Employed

32%

Degree educated

£37,300

Median income

9.2%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

41

Community stability

Age profile

33%
21%
19%
18%
Under 1833%
18–3421%
35–4920%
50–6419%
65+8%

Tenure

19%
16%
51%
Own outright10%
Own (mortgage)19%
Private rent16%
Social rent51%
Shared ownership4%
Rent free0%

Ethnicity

32%
15%
32%
White British32%
White Other9%
Asian15%
Black32%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine27%
No car household33%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Social rent51%
Private rent16%

vs. London

Income vs London-11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
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
149
Under construction
0
Completed (3yr)
131
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
HIGH

Named schemes (500m)

Propeller PH, Waylands Cen. Redgates, Waddon Inf. Sch, Propeller PH, Waylands Cen. Redgates, Waddon Inf. Sch, Purley Way, Waddon, CR0 4DJ187 homes
completed
CROYDON COLLEGE, HEATH CLARK ANNEXE, CROYDON COLLEGE, HEATH CLARK ANNEXE, COOPER ROAD, CR0163 homes
completed
Wyvale Garden Centre, 89, Waddon Way, CR0 4HY149 homes
not_started
PART OF FORMER WADDON PUMPING STATION, ADJ. 90, PART OF FORMER WADDON PUMPING STATION, ADJ. 90, WADDON WAY, BARROW ROAD (R/O 36-64), CR022 homes
completed
FORMER CORPORATION YARD AND, 101, FORMER CORPORATION YARD AND, 101, COLDHARBOUR ROAD, CRO11 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 4DX

Full postcodeCR0 4DX
Postcode districtCR0
BoroughLondon Borough of Croydon
WardWaddon
Latitude51.361546
Longitude-0.114803
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
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