Waddon · Croydon · Croydon West constituency · 51.37082, -0.11031

CR0 4LP— Waddon, Croydon

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

The family fortress

 

Schools 100%Safety 72/100Transport 40/100Yield 4.64%

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
72
Schools
60
Transport
40
Environment
79
Investment
49

The bottom line

CR0 4LP offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £323,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

CR0 4LP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-37.9% vs London avg
vs London income-1.0% vs London avg
vs London crime+23.0% vs London avg

Deep-dive guides for CR0 4LP

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

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“The family fortress”

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How CR0 4LP 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 · 2 min walk

KS2: 103.7

—

Secondary

Harris Invictus Academy Croydon

Not yet inspected · 14 min walk

P8: -0.08A8: 42.9

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

79.8 incidents per 1,000 residents

Higher crime than 61% of London
↑ Rising 314.3%

+23% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour23%
Other22%
Vehicle crime10%
Burglary8%
Drug offences4%
Theft1%
Robbery1%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Croydon Fire Station · 385m

Crime is +23% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£323,000

Median sale price

Bottom 25% — 38% below London median

£323,000 is 38% below the London median (£520,000)

-2.2%

This year

Terraced

Dominant type

Price history

5-year change
-0.6%
Sales (24 months)5
New build0.0%
Avg terraced£350,000
Avg flat£100,000
Price per m²£5,737/m²
Price per ft²£533/ft²
Avg floor area55.4 m²

EPC breakdown

B
6%
C
29%
D
21%
E
5%
F
3%
G
1%

Based on 65 properties · Confidence: high

Street mix

Semi 1%Terraced 78%Detached 4%Flat 15%Other 2%

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

Stamp duty

Standard buyer£3,650
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,340

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

7.8×

Price-to-income

£1,616/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield847 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£138,500
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

+6.3%

Total change

+567%

Market Activity

Price Velocity & Acceleration

Current Velocity

+65.5%

per year

Acceleration

-57.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 92 sales

Property Type Mix

Total: 92 sales

Detached3.3%
Semi-detached1.1%
Terraced78.3%
Flat/maisonette17.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£112k+113.3%3.3
Post-dot-com plateau2001–2004£106k£164k+54.1%4.2
Pre-crash peak2005–2007£184k£202k+9.8%4.3
GFC & correction2008–2011£174k£187k+7.5%1.5
Help-to-Buy recovery2013–2016£184k£119k-35.4%4.5
Brexit uncertainty2017–2019£230k£228k-1.1%2.7
Pandemic surge2020–2021£331k£325k-1.8%2
Current market2024–2026£95k£350k+268.4%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Weakest performer

Flat/maisonette

-1.2% alpha

Terraced+0.1% α
Local
6.4%
District
6.3%
Flat/maisonette-1.2% α
Local
-1.4%
District
-0.2%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

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

Wandle Park Tram StopTram
4 min walk
Church Street Tram StopTram
7 min walk
Reeves Corner Tram StopTram
7 min walk
WaddonNational Rail
8 min walk
Centrale Tram StopTram
9 min walk
No bus stops within 400m

34

Walkability score

65

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

29

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park498m
Santander docks (800m)0
Nearest cycle dock5.7 km

Nearby car parks

🅿️
Jubilee Bridge
511m
🅿️
Wandle Road
552m
🅿️
Surrey Street
590m
🅿️
Stubbs Mead Car Pound
632m
🅿️
Wandle Road· yes
647m
🅿️
Centrale
678m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed483 Mbps
Median download443 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: 12.9 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 10%
More green space than 91% of London

Nearest SSSI: Croham Hurst SSSI — 3.0 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

6 min walk

2

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Wandle Arms (377 m)

Nearest supermarketAldi · 621 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)

1.4km

Post office

Nearby shops

Wine Spot Food & Wine104 m
Tower News170 m
Global Food & Wine493 m
Cape Coast Market626 m

Nearby cafes

Wandle Park Cafe453 m
Loqum482 m
Coffee Time521 m
Cafe Montego608 m

Nearby restaurants

Chang Cheng107 m
Chipsmania117 m
New Star455 m
La Pizzeria495 m

Nearby pubs

The Wandle Arms377 m
The Hare and Hounds479 m
The Royal Standard613 m
Dog & Bull655 m

Nearby gyms

Croywall518 m
CroyWall Climbing Centre518 m
PureGym669 m
F45 Training681 m

Nearby pharmacies

Superdrug742 m
Boots797 m
Food hygiene (5-star)50% of 44

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

BIGOUDI HAIR LTD
LEENA LTD
PUREHEART HEALTHCARE LTD

Investment

Investment grade, yield and market outlook

49

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

41.9

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,424m
Crossrail 2 route8,726m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,642 nationally

1,817

Est. population

9,867/km²

68%

Employed

41%

Degree educated

£41,600

Median income

5.6%

Claimant rate

Inner cityHigh densityEstablished mixed

44

Community stability

Age profile

22%
22%
25%
20%
Under 1822%
18–3422%
35–4925%
50–6420%
65+11%

Tenure

25%
33%
33%
Own outright25%
Own (mortgage)33%
Private rent33%
Social rent8%
Shared ownership0%
Rent free0%

Ethnicity

37%
19%
15%
19%
White British37%
White Other19%
Asian15%
Black19%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine21%
No car household34%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent33%
Social rent8%

vs. London

Income vs London-1.0%
Price vs London-37.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
18
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)
132
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)

(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
Westmount, 2, Westmount, 2, Duppas Hill Road, Croydon, CR010 homes
completed
25-29, 25-29, VICARAGE ROAD, CR010 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£323,000)

£3,650

Standard buyer

£0

First-time buyer

Save £3,650

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Croydon with nearby boroughs:

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Key facts for CR0 4LP

Full postcodeCR0 4LP
Postcode districtCR0
BoroughLondon Borough of Croydon
WardWaddon
Latitude51.370817
Longitude-0.110314
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