Park Hill & Whitgift · Croydon · Croydon South constituency · 51.36422, -0.07032

CR0 5HN— Park Hill & Whitgift, Croydon

Location and area intelligence for CR0 5HN, Park Hill & Whitgift, Croydon

The family fortress

 

Schools 100%Safety 82/100Transport 21/100Low yield 2.26%Only 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
82
Schools
95
Transport
21
Environment
93
Investment
30

Location

CR0 5HN

Key facts for CR0 5HN

Full postcodeCR0 5HN
Postcode districtCR0
BoroughLondon Borough of Croydon
WardPark Hill & Whitgift
Latitude51.364221
Longitude-0.070319
Parliamentary constituencyCroydon South
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
ExcellentCautiousRisk: Low

London Benchmarks

vs London avg price+27.9% vs London avg
vs London income+8.6% vs London avg
vs London crime-54.1% vs London avg

Deep-dive guides for CR0 5HN

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How CR0 5HN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Park Hill Junior School

Outstanding · 19 min walk

KS2: 108.1

★★

Secondary

Coombe Wood School

Good · 5 min walk

P8: +0.41A8: 51.2

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 23 min walk

0 primaries · 2 secondaries · 0 childcare — within 1km

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

29.9 incidents per 1,000 residents

Better than 79% of London
↑ Rising 59.3%

from a low base — still below London average

+92% vs borough

Crime by type

Anti-social behaviour28%
Violence & sexual offences28%
Other21%
Vehicle crime9%
Drug offences7%
Burglary7%
Theft0%
Robbery0%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 54% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.

£665,000

Median sale price

Above London median by 28%

£665,000 is 28% above the London median (£520,000)

Detached

Dominant type

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,636/m²
Price per ft²£524/ft²
Avg floor area118 m²

EPC breakdown

D
2%
E
2%
F
1%

Based on 5 properties · Confidence: low

Street mix

Detached 88%Other 13%

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£20,750
First-time buyerFTB
£20,750
Additional propertyBTL/2nd
£40,700

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

14.6×

Price-to-income

£3,327/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£295,000
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band GAnnual charge £3,472
Price growth potentialModerate

Transport

1 May

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
🚂
South Croydon

Nearby stations

🚃
Lloyd Park Tram StopTram
9 min walk
🚃
Coombe Lane Tram StopTram
11 min walk
🚃
Sandilands Tram StopTram
16 min walk
🚃
Lebanon Road Tram StopTram
20 min walk
🚂
South CroydonNational Rail
20 min walk
🚌No bus stops within 400m

15

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★45 min
Victoria56 min ↑
Waterloo53 min ↑
Canary Wharf57 min ↑
City58 min ↑

▎ 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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park177m
Santander docks (800m)0
Nearest cycle dock7.4 km

Nearby car parks

🅿️
Lloyd Park
699m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed87 Mbps
Median download138 Mbps
Superfast coverage83%
All operators 5G75%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 18.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 92% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskMEDIUM
7.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 1.5 km

Energy

Solar: 851 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 yield850.5 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

STOVELL HOUSE SURGERY

188 LOWER ADDISCOMBE ROAD, ADDISCOMBE, CR0 6AH

21 min walk

93%

Recommend GP

93%

Overall GP experience

0

GPs within 1km

Dentists within 1km

Nearest hospitalShirley Oaks Hospital · 2.2 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketTesco Express · 2.5 km
8 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

2.0km

Post office

Nearby cafes

The Coach House248 m
Lloyds Park Cafe640 m

Nearby restaurants

Coombe Wood House302 m

Nearby pubs

Coombe Lodge211 m

Nearby gyms

Sandilands Club695 m
Shirley Park Bowling Club876 m
Food hygiene (5-star)67% of 3

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

30

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.26%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
2.26% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

47.7

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,584m
Crossrail 2 route11,396m

Demographics

22 Apr

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,219 nationally

1,440

Est. population

1,256/km²

59%

Employed

60%

Degree educated

£45,600

Median income

2.7%

Claimant rate

SuburbanLow densityOwner occupiers / families

57

Community stability

Age profile

20%
15%
20%
21%
24%
Under 1820%
18–3415%
35–4920%
50–6421%
65+24%

Tenure

46%
35%
18%
Own outright46%
Own (mortgage)35%
Private rent19%
Social rent0%
Shared ownership0%

Ethnicity

30%
43%
White British30%
White Other7%
Asian43%
Black11%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine8%
No car household12%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent19%
Social rent0%

vs. London

Income vs London+8.6%
Price vs London+27.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Planning apps (3 years)
1
Borough approval rate
69%
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)
0
Largest scheme
10 homes · Coombe House, Coombe House, Coombe Road, Croydon, CR0 5RD
Pipeline pressure
NONE

Named schemes (500m)

Coombe House, Coombe House, Coombe Road, Croydon, CR0 5RD10 homes
completed
The Coach House, Coombe Farm, The Coach House, Coombe Farm, Oaks Road, Addiscombe, CR0 5HL5 homes
completed
Coach House, Coombe Farm, Coach House, Coombe Farm, Oaks Road, Croydon, CR0 5HL2 homes
completed
The Lodge (Treetops), The Lodge (Treetops), Coombe Road, Croydon, CR0 5RD1 homes
completed
Coombe Farm, Coombe Farm, Oaks Road, Croydon, CR0 5HL1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
53.7%
Ward turnout
42%
Election year
2022
MP
Chris Philp (Conservative)
MP majority
2,313
Constituency
Croydon South

Councillors

Jade AppletonConservative

Stamp Duty & Affordability Calculator

Stamp duty on median price (£665,000)

£20,750

Standard buyer

£20,750

First-time buyer

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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The bottom line

CR0 5HN offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £665,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

What else could £665k buy?

Similar-priced postcodes — sorted by transport score.

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Data freshness

When each data source was last updated

95%

Confidence score

12/12

Pillars populated

High reliability
gp1 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
streets18 Apr
planning1 Jun
property1 May
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
national rail1 May
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
housing pipeline18 Apr
population density18 Apr

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