Waddon · Croydon · Croydon West constituency · 51.35907, -0.11613
CR0 4HZ— Waddon, Croydon Location and area intelligence for CR0 4HZ, Waddon, Croydon The family fortress
Schools 100% Safety 82/100 Transport 31/100 Yield 3.90%
Top schools, limited transport — ideal for car-owning families
CR0 4HZ 58 Liveability 82 Safety 31 Transport
Families Schools, safety, green space, family amenities Match: Strong Professionals Commute, connectivity, restaurants, gyms Match: Weak Investors Yield, gentrification, liquidity, pipeline Match: Strong First-time buyers Affordability, mortgage, stamp duty, value Match: Moderate Key facts for CR0 4HZ Full postcode CR0 4HZ
Postcode district CR0
Borough London Borough of Croydon
Ward Waddon
Latitude 51.359067
Longitude -0.116126
Parliamentary constituency Croydon West
Country England
Region Greater London
Area Profile & Benchmarks Area identity and London comparisons
Area Identity
Suburban
Medium Socially diverse / deprived
Excellent Neutral Risk: Low
London Benchmarks
vs London income vs London crime Deep-dive guides for CR0 4HZ
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🎓 School Smart 🌿 Green Lung 🔒 Very Safe
“The family fortress”
Schools 18 Apr Nearest schools and Ofsted ratings
Excellent for families
★ Top school within 1km
—
Primary
Harris Primary Academy Purley Way
Not yet inspected · 5 min walk
KS2: 106.5
★★
Secondary
Harris Academy Purley
Good · 11 min walk
P8: +0.29 A8: 47.9
100% of local schools rated Good or Outstanding
Childcare
Childcare
Purley Nursery School
Not inspected · 25 min walk
5 primaries · 2 secondaries · 0 childcare — within 1km
Safety 5 Jun Crime rates and local incidents
LOW CRIME
14.1 incidents per 1,000 residents
↑ Rising 82.4% from a low base — still below London average
-9% vs borough
Crime by type
Violence & sexual offences 32%
Crime is 78% below London average
Property Prices, sales volume and market trends
⚠️ Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.
EPC breakdown
Based on 14 properties · Confidence: medium
Street mix
Semi 60% Terraced 33% Detached 7%
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 fixed 4.58%
5-year fixed 4.32%
SVR 7.25%
Bank of England (monthly average)
Energy & construction
Solar yield 847 kWh/kWp/yr
Heat pump suitable Yes
EPC upgrade cost Medium
Rebuild cost estimate £176,250
Rebuild cost per m² £2,500/m²
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Construction era 1930-1949
Walls Solid brick, as built, no insulation (assumed)
Roof Pitched, no insulation (assumed)
Heating fuel mains gas (not community)
Glazing Fully double glazed
Council tax band Band C Annual charge £1,852
Price growth potential Low
Transport 1 May Public transport accessibility and links
Nearby stations
🚂 Waddon National Rail
12 min walk 🚃 Wandle Park Tram Stop Tram
20 min walk 🚃 Church Street Tram Stop Tram
23 min walk 🚃 Reeves Corner Tram Stop Tram
24 min walk 🚃 Waddon Marsh Tram Stop Tram
25 min walk 🚌 2 bus routes · 5 stops within 400m · 40 buses/hr peak
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
Nearest car park 183m
Santander docks (800m) 0
Nearest cycle dock 6.9 km
Nearby car parks
🅿️ Waddon Leisure Centre
542m 🅿️ Morrisons Parking · no
739m
Connectivity Broadband and mobile coverage
Mobile operators
EE O2 Vodafone Three
Avg download speed 500 Mbps
Median download 450 Mbps
Superfast coverage 100%
All operators 5G 75%
Broadband providers
BT Sky TalkTalk Vodafone Virgin Media
Environment 22 Apr Flood risk, air quality and noise
Surface water NONE
No assessed surface water flood risk Air quality LOW
NO₂: 18.0 µg/m³ · PM2.5: 9.0 µg/m³ Radon risk MEDIUM
4% of local properties affected ULEZ zone · £12.50/day CCZ: 14.2 km away ✗ Not Green Belt ✗ Not AONB 82% green space Tree canopy: 10%
Nearest SSSI: Croham Hurst SSSI — 2.6 km
Energy
Solar: 847 kWh/kWp/yr Heat pump: Suitable EPC upgrade: Medium
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Climate Local weather conditions and energy potential
Solar yield 847.4 kWh/kWp/yr
Heat pump suitable Yes
EPC upgrade cost Medium
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
Nearest hospital Purley War Memorial Hospital · 2.1 km
Nearest A&E CROYDON HEALTH SERVICES NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68% 65.3%
Amenities Shops, restaurants, parks and more
Nearest supermarket Budgens · 591 m
5 tennis courts 2 sports halls
Nearby shops
Tai Pan Chinese Bakery 440 m
Kevin Newsagent 619 m
Mace Michael Store 636 m
Nearby cafes
Cloud 9 Pantry 315 m
Costa 366 m
Waddon Cafe Restaurant 625 m
Nearby restaurants
KFC 330 m
Nando's 337 m
McDonald's 349 m
TGI Friday's 398 m
Nearby pubs
Imperial Lounge & Restaurant 290 m
Nearby gyms
Nuffield Health Fitness & Wellbeing 278 m
Surrey Health & Racquets Club 480 m
Waddon Leisure Centre 580 m
Food hygiene (5-star) 66% of 50
Business Local businesses registered here
Dissolved (last 12 months) 0
Right-to-buy sales (5yr) 328
High street
A High street health
Registered businesses
DUEVER'S SUPPORT & SERVICES LTD
H & A DESIGN LIMITED
SEBASTIAN & CO BUILDERS LTD
STELLARIS PROPERTY LTD
Investment Investment grade, yield and market outlook
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Avg monthly rent £1,250 London avg: £1,950/mo
Gross yield 3.90% (average) London avg: 3.8% Gentrification score 13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition 328
Rental market
Mixed owner / renter Tenant profile
Future outlook
Infrastructure pipeline
Infrastructure score 0/100
Bakerloo Extension route 8,513m
Crossrail 2 route 9,344m
Demographics 22 Apr Population, deprivation and income
Decile 2/10
Most deprived areas
Index of Multiple Deprivation
Rank: 5,736 nationally
2,202
Est. population
4,991/km²
Suburban Medium density Socially diverse / deprived
Employment & lifestyle
Managerial / professional 22%
Routine / semi-routine 27%
No car household 33%
Unemployed 7%
No qualifications 24%
Housing tenure (Census 2021)
Planning Conservation areas and development
Live planning apps (800m) 1
Major developments (800m) 0
CIL rate (residential) £110/m²
Japanese knotweed sites (400m) 0
Housing pipeline (800m)
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
Named schemes (500m)
Propeller PH, Waylands Cen. Redgates, Waddon Inf. Sch, Propeller PH, Waylands Cen. Redgates, Waddon Inf. Sch, Purley Way, Waddon, CR0 4DJ 187 homes
completed Wyvale Garden Centre, 89, Waddon Way, CR0 4HY 149 homes
not_started 13, 13, Imperial Way, Croydon, CR0 4RR 25 homes
completed PART OF FORMER WADDON PUMPING STATION, ADJ. 90, PART OF FORMER WADDON PUMPING STATION, ADJ. 90, WADDON WAY, BARROW ROAD (R/O 36-64), CR0 22 homes
completed FORMER CORPORATION YARD AND, 101, FORMER CORPORATION YARD AND, 101, COLDHARBOUR ROAD, CRO 11 homes
completed
Politics Local councillors and MP
Councillors
Rowenna Frances Davis Labour
Simon Fox Conservative
Ellily Ponnuthurai Labour
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The bottom line
CR0 4HZ 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: 48 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 4HZ scores on each.
Do you commute into central London daily? Yes?
Do you have or plan to have school-age children? Yes?
Do you work from home? Yes?
Do you cycle regularly? Yes?
Is noise a dealbreaker for you? Yes?
Toggle a question above to see how CR0 4HZ meets your needs.
Compare Croydon with nearby boroughs:
Frequently asked questions What borough is CR0 4HZ in? How good is transport in CR0 4HZ? What are the schools like near CR0 4HZ? What is the liveability score for CR0 4HZ?
Data freshness When each data source was last updated
gp 1 May
cqc 8 May
epc 18 Apr
imd 24 Apr
lha 18 Apr
tfl 1 May
prow 21 Apr
ptal 17 Apr
seed 17 Apr
crime 5 Jun
flood 22 Apr
radon 18 Apr
census 25 Apr
mobile 18 Apr
nhs ae 5 Jun
sports 18 Apr
parking 4 May
schools 1 May
stats19 9 Jun
streets 18 Apr
planning 1 Jun
amenities 4 May
broadband 18 Apr
buildings 18 Apr
bus stops 4 May
elections 18 Apr
ethnicity 7 Jun
gp survey 18 Apr
green belt 18 Apr
parliament 19 Apr
tfl cycles 2 May
air quality 19 May
bgs geology 18 Apr
councillors 18 Apr
dfe schools 18 Apr
fsa hygiene 1 May
green space 22 Apr
demographics 22 Apr
voa property 24 Apr
bgs landslide 18 Apr
bus frequency 7 Jun
national rail 1 May
rental market 2 Jun
claimant count 18 Apr
street profile 8 Jun
water provider 9 Jun
companies house 18 Apr
housing pipeline 18 Apr
population density 18 Apr
Trusted official data sources Office for
National Statistics