Waddon · Croydon · Croydon West constituency · 51.36551, -0.10683

CR0 4HQ— Waddon, Croydon

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 40/100Yield 4.46%

Best for: Families

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

Liveability
58
Safety
74
Schools
90
Transport
40
Environment
76
Investment
60

The bottom line

CR0 4HQ 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 4HQ

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+11.0% vs London avg

Deep-dive guides for CR0 4HQ

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How CR0 4HQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Krishna Avanti Primary School

Not yet inspected · 3 min walk

KS2: 110.9

★★

Secondary

Harris Academy Purley

Good · Inspected Feb 2023 · 17 min walk

P8: +0.29A8: 47.9

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.2 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 202.4%

+11% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour23%
Other23%
Vehicle crime9%
Drug offences6%
Burglary6%
Theft2%
Robbery2%

Stop & search

2.3

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 · 416m

Crime is +11% above London average

Property

Prices, sales volume and market trends

Avg floor area71.2 m²

EPC breakdown

C
2%
D
6%
E
1%
G
1%

Based on 10 properties · Confidence: medium

Street mix

Terraced 62%Flat 31%Other 8%

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£178,000
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)
RoofFlat, no insulation (assumed)
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

1995–2012 · CAGR

+7.2%

Total change

+228%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.8%

per year

Acceleration

-33.91

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 12 sales

Property Type Mix

Total: 12 sales

Terraced66.7%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£65k£95k+46.5%1.3
Post-dot-com plateau2002–2004£138k£172k+25.1%2
Pre-crash peak2006–2006£186k£186k+0%1
GFC & correction2008–2012£232k£212k-8.8%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.8% alpha

Terraced+0.8% α
Local
4.4%
District
3.6%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
10 min walk
Church Street Tram StopTram
12 min walk
Wandle Park Tram StopTram
12 min walk
Reeves Corner Tram StopTram
14 min walk
George Street Tram StopTram
14 min walk
No bus stops within 400m

11

Walkability score

29

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

28

Car parks (800m)

1

EV chargers (800m)

Nearest car park116m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
Wandle Road
572m
🅿️
Spice's Yard
604m
🅿️
Wandle Road· yes
666m
🅿️
Waddon Leisure Centre
762m

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: 13.5 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 10%
More green space than 84% 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

7 min walk

82%

Recommend GP

82%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

7

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Surrey Cricketers (455 m)

Nearest supermarketAbad Halal Supermarket · 966 m
2 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)

1.2km

Post office

Nearby shops

Bridge General Stores378 m
Wine Spot Food & Wine717 m
Tower News720 m
Dobrogea738 m

Nearby cafes

Cafe Havana545 m
Le Bon Cafe560 m
Crystal Rocks Cafe562 m
Cafe Apollonia587 m

Nearby restaurants

Morley's378 m
Wok Experience471 m
Southbridge Charcoal Grill491 m
Enish523 m

Nearby pubs

The Surrey Cricketers455 m
The Tree House523 m
Sahara528 m
Scream Lounge530 m

Nearby gyms

Waddon Leisure Centre760 m
F45 Training775 m
Virgin Active918 m
PureGym978 m

Nearby pharmacies

Superdrug1.1 km

Nearby health

Edridge Road Community Health Centre798 m
Food hygiene (5-star)61% of 31

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

E

High street health

Registered businesses

ABIANA AUTOS UK LTD

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 score14/100
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

25.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,570m
Crossrail 2 route9,297m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,554 nationally

1,758

Est. population

6,524/km²

53%

Employed

39%

Degree educated

£37,300

Median income

5.7%

Claimant rate

Inner cityMedium densityEstablished mixed

44

Community stability

Age profile

25%
19%
21%
16%
19%
Under 1825%
18–3419%
35–4921%
50–6416%
65+19%

Tenure

19%
27%
22%
30%
Own outright20%
Own (mortgage)27%
Private rent22%
Social rent30%
Shared ownership2%
Rent free1%

Ethnicity

33%
23%
20%
White British33%
White Other10%
Asian24%
Black20%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine18%
No car household41%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Social rent30%
Private rent22%

vs. London

Income vs London-11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
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
0
Under construction
0
Completed (3yr)
11
Largest scheme
128 homes · Wandle Road Car Park, Wandle Road Car Park, Wandle Road, Croydon, CR0 1DX
Pipeline pressure
NONE

Named schemes (500m)

34, 34, The Waldrons, CR0 4HB65 homes
completed
38, 38, BRAMLEY HILL, CR2 6NR17 homes
completed
131-133, 131-133, HALING PARK ROAD, CR2 6NN12 homes
completed
8, 8, NOTTINGHAM ROAD, CR211 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

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Key facts for CR0 4HQ

Full postcodeCR0 4HQ
Postcode districtCR0
BoroughLondon Borough of Croydon
WardWaddon
Latitude51.365509
Longitude-0.106826
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