Waddon · Croydon · Croydon West constituency · 51.36138, -0.11118

CR0 4EE— Waddon, Croydon

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

 

Schools 100%Safety 74/100Transport 31/100Yield 4.46%

Best for: Families

Compare areas

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

Liveability
56
Safety
74
Schools
90
Transport
31
Environment
90
Investment
41

The bottom line

CR0 4EE 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.

Check your dealbreakers

Toggle the things that matter to you — see how CR0 4EE 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 4EE meets your needs.

Location

CR0 4EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
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 4EE

🛡️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 4EE with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe
Share:WhatsAppShare on X

How CR0 4EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Aerodrome Primary Academy

Not yet inspected · 2 min walk

KS2: 107.8

★★

Secondary

Harris Academy Purley

Good · Inspected Feb 2023 · 12 min walk

P8: +0.29A8: 47.9

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.5 incidents per 1,000 residents

Better than 50% of London
↑ Rising 380.0%

+1% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour24%
Other24%
Vehicle crime13%
Drug offences4%
Burglary3%
Robbery1%
Theft0%

Stop & search

0.6

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 · 952m

Crime is +1% above London average

Property

Prices, sales volume and market trends

Avg floor area76.1 m²

EPC breakdown

C
1%
D
6%
E
2%
F
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 85%Terraced 15%

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£190,250
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, 100 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

1997–2017 · CAGR

+8.6%

Total change

+421%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.1%

per year

Acceleration

+9.04

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached84.6%
Terraced15.4%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£74k£83k+12.2%1.3
Post-dot-com plateau2002–2003£155k£174k+12.3%1.5
Pre-crash peak2006–2006£225k£225k+0%2
GFC & correction2009–2009£225k£225k+0%1
Help-to-Buy recovery2015–2016£340k£347k+2.1%1
Brexit uncertainty2017–2017£386k£386k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1.1% alpha

Semi-detached+1.1% α
Local
17.6%
District
16.5%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
10 min walk
Wandle Park Tram StopTram
17 min walk
Church Street Tram StopTram
18 min walk
Reeves Corner Tram StopTram
20 min walk
George Street Tram StopTram
21 min walk
No bus stops within 400m

18

Walkability score

4

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

29

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park114m
Santander docks (800m)0
Nearest cycle dock6.4 km

Nearby car parks

🅿️
Waddon Leisure Centre
518m
🅿️
Croydon Airport
709m
🅿️
Morrisons Parking· no
743m

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 AONB74% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 2.4 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

VIOLET LANE MEDICAL PRACTICE

231 VIOLET LANE, CR0 4HN

3 min walk

82%

Recommend GP

82%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

4

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

61

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Imperial Lounge & Restaurant (683 m)

Nearest supermarketBudgens · 603 m
1 tennis courts1 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)

793m

Post office

Nearby shops

Tai Pan Chinese Bakery571 m
Mace Michael Store582 m
Kevin Newsagent586 m
Bridge General Stores895 m

Nearby cafes

Waddon Cafe Restaurant589 m
Costa689 m
Cloud 9 Pantry712 m

Nearby restaurants

KFC569 m
Nando's580 m
Fiveways Fish Bar586 m
Pizza Centre591 m

Nearby pubs

Imperial Lounge & Restaurant683 m

Nearby gyms

Waddon Leisure Centre543 m
Nuffield Health Fitness & Wellbeing620 m
Food hygiene (5-star)77% of 22

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

DOLA BUILDINGS GROUP LTD
FEN HEALTHCARE LIMITED
ROSE ANAIS-LENE LTD
U.K.KORE LTD
VD BUILDERS LTD

Investment

Investment grade, yield and market outlook

41

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

12.3

Price growth score

E
High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,083m
Crossrail 2 route9,394m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,846 nationally

1,831

Est. population

10,279/km²

59%

Employed

34%

Degree educated

£37,300

Median income

6.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

48

Community stability

Age profile

32%
19%
20%
19%
Under 1832%
18–3419%
35–4920%
50–6419%
65+10%

Tenure

17%
26%
45%
Own outright17%
Own (mortgage)26%
Private rent11%
Social rent45%
Shared ownership1%

Ethnicity

34%
19%
30%
White British34%
White Other8%
Asian19%
Black30%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine23%
No car household31%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Social rent45%
Private rent11%

vs. London

Income vs London-11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
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)
128
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)

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
131-133, 131-133, HALING PARK ROAD, CR2 6NN12 homes
completed
38-40, 38-40, Thorneloe Gardens, Croydon, CR0 4EN10 homes
completed
92-94, 92-94, Warham Road, South Croydon, CR2 6LB10 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 4EE? 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 4EE.
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 4EE

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

No spam. Unsubscribe anytime.

Key facts for CR0 4EE

Full postcodeCR0 4EE
Postcode districtCR0
BoroughLondon Borough of Croydon
WardWaddon
Latitude51.361380
Longitude-0.111176
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