Addiscombe West · Croydon · Croydon West constituency · 51.37410, -0.09074

CR0 5LR— Addiscombe West, Croydon

Location and area intelligence for CR0 5LR, Addiscombe West, Croydon

 

Schools 100%Safety 47/100Transport 49/100Yield 4.46%⚠ Knotweed sites nearby

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
61
Safety
47
Schools
100
Transport
49
Environment
71
Investment
66

The bottom line

CR0 5LR offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

The catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

CR0 5LR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London crime+261.0% vs London avg

Deep-dive guides for CR0 5LR

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

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Postcode Personality

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How CR0 5LR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Park Hill Infant School

Outstanding · Inspected Nov 2023 · 5 min walk

—

Secondary

St Mary's Catholic High School

Not yet inspected · 11 min walk

P8: +0.40A8: 39.7

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

234.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 359.3%

+261% vs borough

Crime by type

Other32%
Violence & sexual offences22%
Anti-social behaviour19%
Drug offences8%
Vehicle crime6%
Burglary5%
Robbery4%
Theft4%

Stop & search

9.9

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Croydon Fire Station · 1.2km

Crime is +261% above London average

Property

Prices, sales volume and market trends

Avg floor area39.9 m²

EPC breakdown

C
10%
D
5%

Based on 15 properties · Confidence: medium

Street mix

Terraced 6%Flat 94%

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 yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£99,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+5.6%

Total change

+339%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.3%

per year

Acceleration

-63.59

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 18 sales

Property Type Mix

Total: 18 sales

Terraced5.6%
Flat/maisonette94.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£83k+44.7%1
Post-dot-com plateau2001–2003£103k£151k+46.7%1.7
Pre-crash peak2006–2007£152k£179k+17.9%1.5
GFC & correction2008–2012£153k£145k-4.9%1
Help-to-Buy recovery2015–2015£242k£242k+0%1
Rate-rise correction2022–2022£250k£250k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.5% alpha

Flat/maisonette-1.5% α
Local
9.7%
District
11.2%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
East Croydon→ London Bridge· 16 tph
15 min

Nearby stations

East Croydon Tram StopTram
2 min walk
East CroydonNational Rail
3 min walk
Lebanon Road Tram StopTram
5 min walk
Wellesley Road Tram StopTram
6 min walk
George Street Tram StopTram
7 min walk
15 bus routes · 9 stops within 400m · 154 buses/hr peak

67

Walkability score

145

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★31 min
Victoria36 min ↓
Waterloo48 min ↑
Canary Wharf49 min ↑
City44 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

14

Car parks (800m)

5

EV chargers (800m)

Nearest car park221m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
Ruskin Square plots E-F
478m
🅿️
Ruskin Square· no
495m
🅿️
Allders
581m
🅿️
Whitgift Car Park
749m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.7 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 2.5 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

EAST CROYDON MEDICAL CENTRE

59 ADDISCOMBE ROAD, CR0 6SD

3 min walk

75%

Recommend GP

75%

Overall GP experience

5

GPs within 1km

12

Dentists within 1km

8

Care homes (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

32

Parks (1km)

60

Restaurants (800m)

18

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

2

Convenience

Nearest supermarketCooperative Food · 764 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

1.4km

Post office

Nearby shops

Sainsbury's Local119 m
WHSmith Express184 m
Co-op Food464 m
Big Wharf524 m

Nearby cafes

Caffè Nero154 m
Costa189 m
Starbucks209 m
Pumpkin253 m

Nearby restaurants

choochoo172 m
Burger King183 m
Indi-Go216 m
CoqFighter217 m

Nearby pubs

Beatbox223 m
The Porter and Sorter227 m
The Cronx240 m
Boxpark Bar245 m

Nearby gyms

The Gym358 m
MYPT Therapy508 m
Reformer Club by MyPT516 m
MYPT Cycle522 m

Nearby pharmacies

Osbon Pharmacy389 m
Superdrug697 m
Croychem Pharmacy739 m
Boots768 m

Nearby health

Banning Dental378 m
Friends' Road Medical438 m
Whitgift Dental440 m
All Clear Dental Centre455 m
Food hygiene (5-star)66% of 151

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

THE SCOPES ACADEMY LTD

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 score26/100
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

49.5

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,103m
Crossrail 2 route9,604m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,580 nationally

2,114

Est. population

7,830/km²

69%

Employed

54%

Degree educated

7.8%

Claimant rate

SuburbanHigh densityRenters

25

Community stability

Age profile

18%
32%
26%
13%
Under 1818%
18–3432%
35–4926%
50–6413%
65+11%

Tenure

15%
54%
15%
Own outright12%
Own (mortgage)15%
Private rent54%
Social rent15%
Shared ownership4%
Rent free0%

Ethnicity

31%
19%
24%
16%
White British31%
White Other19%
Asian24%
Black16%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine16%
No car household59%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent54%
Social rent15%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
5
Borough approval rate
68%
Opportunity area
Croydon
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£5.3bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1532
Largest scheme
937 homes · Land Adjacent To Croydon College College Road Croydon, CR0 1PF
Pipeline pressure
NONE

Named schemes (500m)

Land Adjacent To Croydon College College Road Croydon, CR0 1PF937 homes
completed
Former Essex House, Former Essex House, George Street, Croydon, CR0 1PJ546 homes
completed
Land Adjacent To East Croydon Station And At, Land Adjacent To East Croydon Station And At, Cherry Orchard Road, Cherry Orchard Gardens, Billington Hill, Croydon, CR0 6BT456 homes
completed
Galaxy House, 41, Galaxy House, 41, Cherry Orchard Road, Croydon, CR9 6BY290 homes
completed
Altitude 25, Altitude 25, Altyre Road, Addiscombe Grove, Croydon, CR9236 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
16.2%
Ward turnout
32%
Election year
2022
MP
Sarah Jones (Labour)
MP majority
2,313
Constituency
Croydon South

Councillors

Sean Eamonn FitzsimonsLabour and Co-operative Party
Patricia Hay-JusticeLabour and Co-operative Party
Clive Boyd FraserLabour and Co-operative Party

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Key facts for CR0 5LR

Full postcodeCR0 5LR
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe West
Latitude51.374097
Longitude-0.090738
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