Waddon · Croydon · Croydon West constituency · 51.37081, -0.11750

CR0 4NY— Waddon, Croydon

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 49/100Yield 4.46%

Best for: Families, Owner-occupiers

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Investment-grade — strong yield and growth signals

Liveability
61
Safety
70
Schools
100
Transport
49
Environment
79
Investment
66

The bottom line

CR0 4NY 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 4NY

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 4NY

🛡️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 4NY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

The Minster Junior School

Not yet inspected · Inspected Feb 2025 · 7 min walk

KS2: 103.7

★★★

Secondary

Wilson's School

Outstanding · Inspected Sept 2022 · 19 min walk

P8: +1.27A8: 85.7

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

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 41 min walk

4 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

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Croydon Fire Station · 858m

Crime is +37% above London average

Property

Prices, sales volume and market trends

Avg floor area74.4 m²

EPC breakdown

C
6%
D
26%
E
2%

Based on 34 properties · Confidence: high

Street mix

Terraced 100%

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£186,000
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

1996–2023 · CAGR

+8%

Total change

+692%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.7%

per year

Acceleration

+30.76

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 13 sales

Property Type Mix

Total: 13 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£115k+91.7%1.3
Post-dot-com plateau2002–2003£140k£169k+20.7%1
Pre-crash peak2007–2007£250k£250k+0%1
GFC & correction2009–2011£150k£203k+35%1
Help-to-Buy recovery2013–2013£192k£192k+0%1
Brexit uncertainty2018–2018£391k£391k+0%1
Pandemic surge2021–2021£375k£375k+0%1
Rate-rise correction2023–2023£475k£475k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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

WaddonNational Rail
5 min walk
Wandle Park Tram StopTram
5 min walk
Waddon Marsh Tram StopTram
9 min walk
Reeves Corner Tram StopTram
11 min walk
Church Street Tram StopTram
12 min walk
No bus stops within 400m

42

Walkability score

59

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

26

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park211m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
Morrisons Parking· no
634m
🅿️
Waddon Leisure Centre
772m
🅿️
Stubbs Mead Car Pound
793m

Connectivity

Broadband and mobile coverage

100%

Full fibre

87%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed447 Mbps
Median download427 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: 12.8 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 22%
More green space than 91% of London

Nearest SSSI: Croham Hurst SSSI — 3.3 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

12 min walk

1

GPs within 1km

1

Dentists within 1km

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketAldi · 198 m
1 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

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

Global Food & Wine31 m
Wine Spot Food & Wine548 m
Tower News632 m
Mace Michael Store678 m

Nearby cafes

Loqum322 m
Waddon Cafe Restaurant694 m
Wandle Park Cafe728 m

Nearby restaurants

La Pizzeria39 m
New Star51 m
McDonald's383 m
Chang Cheng553 m

Nearby pubs

The Hare and Hounds87 m
The Wandle Arms727 m

Nearby gyms

Croywall398 m
CroyWall Climbing Centre405 m
Waddon Leisure Centre735 m
Food hygiene (5-star)68% of 40

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

BESAND LIMITED
BOBBYS 354 LTD
CARE NETWORK SERVICES LIMITED
LA PIZZERIA CROYDON LTD
LA PIZZERIA PIZZA LIMITED

+2 more

Investment

Investment grade, yield and market outlook

66

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

35.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,837m
Crossrail 2 route8,351m

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)
2
Planning apps (12 months)
2
Planning apps (3 years)
2
Local approval rate
100%
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)
131
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
REAR OF, 10-16, REAR OF, 10-16, STAFFORD ROAD, CR0 4NL16 homes
completed
LAND ADJ. WADDON RAILWAY STATION, LAND ADJ. WADDON RAILWAY STATION, EPSOM ROAD, 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

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Compare Croydon with nearby boroughs:

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Key facts for CR0 4NY

Full postcodeCR0 4NY
Postcode districtCR0
BoroughLondon Borough of Croydon
WardWaddon
Latitude51.370807
Longitude-0.117498
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