Waddon · Croydon · Croydon West constituency · 51.36037, -0.10797

CR0 4HN— Waddon, Croydon

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

 

Schools 100%Safety 74/100Transport 32/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
54
Safety
74
Schools
90
Transport
32
Environment
85
Investment
33

The bottom line

CR0 4HN offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

CR0 4HN

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 4HN

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

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Postcode Personality

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How CR0 4HN 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 · 1 min walk

KS2: 107.8

★★

Secondary

Harris Academy Purley

Good · Inspected Feb 2023 · 10 min walk

P8: +0.29A8: 47.9

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 27 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)

5

Incidents (5yr)

Nearest station: Croydon Fire Station · 993m

Crime is +1% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£3,403/m²
Price per ft²£316/ft²
Avg floor area85.4 m²

EPC breakdown

B
1%
C
8%
D
17%
E
4%
F
1%

Based on 31 properties · Confidence: high

Street mix

Semi 16%Terraced 37%Detached 2%Flat 42%Other 4%

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£213,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

1995–2025 · CAGR

+4.8%

Total change

+304%

Market Activity

Price Velocity & Acceleration

Current Velocity

+66.8%

per year

Acceleration

+124.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 54 sales

Property Type Mix

Total: 54 sales

Detached1.9%
Semi-detached16.7%
Terraced38.9%
Flat/maisonette42.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£117k+66.4%1.7
Post-dot-com plateau2001–2004£100k£185k+85.1%2.8
Pre-crash peak2005–2006£160k£175k+9.4%2
GFC & correction2009–2012£144k£214k+48.3%2
Help-to-Buy recovery2013–2016£180k£400k+122%2
Brexit uncertainty2017–2019£470k£267k-43.2%1.7
Pandemic surge2021–2021£425k£425k+0%3
Rate-rise correction2022–2023£580k£404k-30.3%3
Current market2024–2025£170k£284k+66.8%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Weakest performer

Flat/maisonette

-0.2% alpha

Terraced+0.4% α
Local
7.5%
District
7.1%
Flat/maisonette-0.2% α
Local
3.3%
District
3.5%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

43out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing18
Trend Position100

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
13 min walk
Wandle Park Tram StopTram
19 min walk
Church Street Tram StopTram
19 min walk
George Street Tram StopTram
21 min walk
Reeves Corner Tram StopTram
21 min walk
No bus stops within 400m

9

Walkability score

2

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★40 min
Victoria48 min ↑
Waterloo56 min ↑
Canary Wharf58 min ↑
City52 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

21

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park333m
Santander docks (800m)0
Nearest cycle dock6.5 km

Nearby car parks

🅿️
Waddon Leisure Centre
767m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed491 Mbps
Median download447 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 waterMEDIUM
Medium
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: 14.0 km away✗ Not Green Belt✗ Not AONB58% green spaceTree canopy: 10%
More green space than 98% of London

Nearest SSSI: Croham Hurst SSSI — 2.1 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

0 min walk

82%

Recommend GP

82%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

6

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.3 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

63

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Imperial Lounge & Restaurant (772 m)

Nearest supermarketBudgens · 853 m
1 tennis courts

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)

1.0km

Post office

Nearby shops

Mace Michael Store827 m
Kevin Newsagent834 m
Bridge General Stores847 m

Nearby cafes

Costa729 m
Cafe Tresor788 m
Cafe Apollonia795 m
VapePit796 m

Nearby restaurants

KFC586 m
Nando's595 m
McDonald's610 m
Chat House731 m

Nearby pubs

Imperial Lounge & Restaurant772 m
The Tree House811 m
Playground859 m
Sahara864 m

Nearby gyms

Nuffield Health Fitness & Wellbeing683 m
Waddon Leisure Centre791 m
Food hygiene (5-star)80% of 15

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

ARMAN TRANS GBT LTD
CARESHIELD CROYDON LIMITED
COS CONTRACTORS LTD
ELM-JAKE LIMITED
LUXURY LONDON GROUP LTD

+4 more

Investment

Investment grade, yield and market outlook

33

Investment score

Weak

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
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

32

Price growth score

D
High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,967m
Crossrail 2 route9,632m

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)
2
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)
0
Largest scheme
149 homes · Wyvale Garden Centre, 89, Waddon Way, CR0 4HY
Pipeline pressure
HIGH

Named schemes (500m)

38, 38, BRAMLEY HILL, CR2 6NR17 homes
completed
131-133, 131-133, HALING PARK ROAD, CR2 6NN12 homes
completed
92-94, 92-94, Warham Road, South Croydon, CR2 6LB10 homes
completed
38-40, 38-40, Thorneloe Gardens, Croydon, CR0 4EN10 homes
completed
Land at 55, Land at 55, Warham Road, South Croydon, CR2 6LH9 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 4HN

Full postcodeCR0 4HN
Postcode districtCR0
BoroughLondon Borough of Croydon
WardWaddon
Latitude51.360366
Longitude-0.107971
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