Waddon · Croydon · Croydon West constituency · 51.37262, -0.11321

CR0 4JS— Waddon, Croydon

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 45/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
70
Schools
60
Transport
45
Environment
79
Investment
53

The bottom line

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

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Location

CR0 4JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.0% vs London avg
vs London crime+37.0% vs London avg

Deep-dive guides for CR0 4JS

🛡️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🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How CR0 4JS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

The Minster Junior School

Not yet inspected · Inspected Feb 2025 · 5 min walk

KS2: 103.7

—

Secondary

Harris Invictus Academy Croydon

Not yet inspected · 13 min walk

P8: -0.08A8: 42.9

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Selhurst Nursery School and Children's Centre

Good · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

89.3 incidents per 1,000 residents

Higher crime than 67% of London
↑ Rising 371.4%

+38% vs borough

Crime by type

Other28%
Violence & sexual offences24%
Anti-social behaviour21%
Vehicle crime10%
Drug offences7%
Burglary5%
Theft2%
Robbery2%

Stop & search

2.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Croydon Fire Station · 663m

Crime is +37% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£3,947/m²
Price per ft²£367/ft²
Avg floor area93.3 m²

EPC breakdown

C
13%
D
26%
E
5%
F
1%

Based on 45 properties · Confidence: high

Street mix

Semi 7%Terraced 86%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 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£233,250
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, 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

1995–2026 · CAGR

+5.3%

Total change

+393%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.1%

per year

Acceleration

-22.10

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £150k–£175k · 57 sales

Property Type Mix

Total: 57 sales

Detached7%
Semi-detached7%
Terraced86%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£120k+115.2%2.7
Post-dot-com plateau2001–2003£131k£188k+43.7%3.7
Pre-crash peak2005–2007£188k£225k+19.7%1.3
GFC & correction2008–2012£170k£181k+6.5%2
Help-to-Buy recovery2013–2015£203k£298k+46.9%2.3
Brexit uncertainty2018–2019£325k£403k+24%1
Pandemic surge2021–2021£348k£348k+0%1
Rate-rise correction2022–2023£730k£450k-38.4%1
Current market2024–2026£405k£275k-32.1%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Terraced+0.7% α
Local
7.1%
District
6.4%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Waddon

Nearby stations

Wandle Park Tram StopTram
1 min walk
Reeves Corner Tram StopTram
7 min walk
Waddon Marsh Tram StopTram
7 min walk
Church Street Tram StopTram
8 min walk
WaddonNational Rail
8 min walk
No bus stops within 400m

31

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★43 min
Victoria51 min ↑
Waterloo60 min ↑
Canary Wharf61 min ↑
City58 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

25

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park345m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
Stubbs Mead Car Pound
467m
🅿️
Jubilee Bridge
516m
🅿️
Centrale
727m
🅿️
Surrey Street
764m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed492 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 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 riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.7 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 10%
More green space than 91% of London

Nearest SSSI: Croham Hurst SSSI — 3.2 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

CGL CROYDON SMS

LANTERN HALL, 190 CHURCH RD, CR0 1SE

9 min walk

1

GPs within 1km

0

Dentists within 1km

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Hare and Hounds (295 m)

Nearest supermarketAldi · 396 m
2 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)

2

Cinemas (2km)

1.1km

Post office

Nearby shops

Wine Spot Food & Wine262 m
Tower News332 m
Global Food & Wine337 m
Shanrise Store643 m

Nearby cafes

Loqum202 m
Wandle Park Cafe370 m
Coffee Time607 m
Enjoy Cafe648 m

Nearby restaurants

Chang Cheng266 m
Chipsmania278 m
New Star310 m
La Pizzeria334 m

Nearby pubs

The Hare and Hounds295 m
The Wandle Arms369 m
Princess Royal1.2 km

Nearby gyms

Croywall234 m
CroyWall Climbing Centre234 m
Waddon Leisure Centre983 m
Food hygiene (5-star)54% of 37

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

GIBSON FM LIMITED
NISCOT UK LIMITED
OLIVER HAIR TECH LIMITED
THE LITTLE PEPPER TREE LTD
WHITE STORK GLOBAL LIMITED

Investment

Investment grade, yield and market outlook

53

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

41

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,477m
Crossrail 2 route8,443m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,062 nationally

1,847

Est. population

13,020/km²

70%

Employed

42%

Degree educated

£41,600

Median income

6.9%

Claimant rate

Inner cityHigh densityEstablished mixed

45

Community stability

Age profile

24%
23%
25%
20%
Under 1824%
18–3424%
35–4925%
50–6420%
65+8%

Tenure

20%
40%
30%
Own outright20%
Own (mortgage)40%
Private rent30%
Social rent9%
Shared ownership2%

Ethnicity

33%
14%
18%
23%
White British33%
White Other14%
Asian18%
Black23%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine19%
No car household40%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent30%
Social rent9%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Planning apps (3 years)
1
Borough approval rate
68%
Historic landfill (400m)
1
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)
130
Largest scheme
923 homes · Wandle Park Village (Fmr British Gas Site), Wandle Park Village (Fmr British Gas Site), Purley Way, Croydon, CR0 4NR
Pipeline pressure
NONE

Named schemes (500m)

Wandle Park Village (Fmr British Gas Site), Wandle Park Village (Fmr British Gas Site), Purley Way, Croydon, CR0 4NR923 homes
completed
Wandle Park Village (Fmr British Gas Site), Wandle Park Village (Fmr British Gas Site), Purley Way, Croydon, CR0 4NR796 homes
completed
(Former Philpotts Timber Yard) Adj 42, (Former Philpotts Timber Yard) Adj 42, Epsom Road, Croydon, CR0 4NT20 homes
completed
Ridge Yard, 107 & Land Adj. to 117b, Ridge Yard, 107 & Land Adj. to 117b, Waddon New Road, Croydon, CR0 4JE16 homes
completed
1, 1, Benson Road, CR0 4LR11 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 4JS

Full postcodeCR0 4JS
Postcode districtCR0
BoroughLondon Borough of Croydon
WardWaddon
Latitude51.372617
Longitude-0.113214
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