Addiscombe West · Croydon · Croydon South constituency · 51.37477, -0.08710

CR0 5NE— Addiscombe West, Croydon

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

The practical family move

 

Schools 100%Safety 82/100Transport 57/100Low yield 3.39%Only 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Exceptional for families — top safety and school scores

Liveability
65
Safety
82
Schools
90
Transport
57
Environment
66
Investment
48

Location

CR0 5NE

Key facts for CR0 5NE

Full postcodeCR0 5NE
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe West
Latitude51.374766
Longitude-0.087104
Parliamentary constituencyCroydon South
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighMixed
ExcellentNeutralRisk: Low

London Benchmarks

vs London avg price-14.8% vs London avg
vs London income+8.6% vs London avg
vs London crime-56.9% vs London avg

Deep-dive guides for CR0 5NE

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How CR0 5NE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Ark Oval Primary Academy

Not yet inspected · 5 min walk

KS2: 103.8

★★

Secondary

Ark Blake Academy

Good · 9 min walk

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 6 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

28.0 incidents per 1,000 residents

Better than 80% of London
↑ Rising 128.6%

from a low base — still below London average

+80% vs borough

Crime by type

Anti-social behaviour29%
Violence & sexual offences29%
Other23%
Vehicle crime13%
Burglary4%
Drug offences2%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 57% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 3 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£442,800

Median sale price

15% below London median

£442,800 is 15% below the London median (£520,000)

+100.0%

This year

Flat

Dominant type

Price history

5-year change
-7.8%
Sales (24 months)3
New build0.0%
Avg terraced£442,800
Price per m²£5,203/m²
Price per ft²£483/ft²
Avg floor area85.1 m²

EPC breakdown

B
1%
C
22%
D
26%
E
3%

Based on 52 properties · Confidence: high

Street mix

Semi 14%Terraced 39%Flat 46%

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£9,640
First-time buyerFTB
£890
Additional propertyBTL/2nd
£22,924

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

9.7×

Price-to-income

£2,215/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£212,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialModerate

Transport

1 May

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
🚂
East Croydon

Nearby stations

🚃
Lebanon Road Tram StopTram
2 min walk
🚃
East Croydon Tram StopTram
5 min walk
🚂
East CroydonNational Rail
5 min walk
🚃
Sandilands Tram StopTram
8 min walk
🚃
Wellesley Road Tram StopTram
9 min walk
🚌7 bus routes · 8 stops within 400m · 44 buses/hr peak

49

Walkability score

77

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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park284m
Santander docks (800m)0
Nearest cycle dock6.3 km

Nearby car parks

🅿️
Ruskin Square plots E-F
605m
🅿️
Ruskin Square· no
646m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
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 riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.6 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 2.6 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

1 min walk

75%

Recommend GP

75%

Overall GP experience

6

GPs within 1km

8

Dentists within 1km

8

Care homes (1km)

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

Amenities

Shops, restaurants, parks and more

15

Parks (1km)

45

Restaurants (800m)

13

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketCooperative Food · 633 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

0

Libraries (1km)

1

Cinemas (2km)

1.2km

Post office

Nearby shops

Sainsbury's Local300 m
WHSmith Express403 m
Premier Express Varshni Convenience Store523 m
The Kiosk536 m

Nearby cafes

Caffè Nero364 m
Pumpkin400 m
AMT Coffee408 m
Costa412 m

Nearby restaurants

choochoo395 m
Burger King410 m
Indi-Go444 m
CoqFighter447 m

Nearby pubs

The Cricketers244 m
The Porter and Sorter361 m
The Oval Tavern394 m
Beatbox449 m

Nearby gyms

The Gym615 m
MYPT Therapy772 m
Reformer Club by MyPT780 m

Nearby pharmacies

Croychem Pharmacy635 m
Osbon Pharmacy642 m
Allcorn Chemist868 m

Nearby health

Banning Dental550 m
Orchard Dental Practice560 m
Whitgift Dental647 m
Dr Shah and Partners648 m
Food hygiene (5-star)51% of 93

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

DEORI TECHNOLOGIES LTD
DIGITAL STRATOSPHERE LIMITED
ESTIA INVESTMENTS LTD
GOD GRACE TABERNACLE CHURCH LIMITED
KAMP REAL ESTATES LTD

+3 more

Investment

Investment grade, yield and market outlook

48

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
3.39% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

53.4

Price growth score

C
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,854m
Crossrail 2 route9,777m

Demographics

22 Apr

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,516 nationally

1,715

Est. population

9,459/km²

58%

Employed

45%

Degree educated

£45,600

Median income

6.3%

Claimant rate

Urban coreHigh densityMixed

32

Community stability

Age profile

22%
20%
25%
14%
20%
Under 1822%
18–3420%
35–4925%
50–6414%
65+20%

Tenure

14%
38%
36%
Own outright12%
Own (mortgage)14%
Private rent38%
Social rent36%
Shared ownership0%
Rent free0%

Ethnicity

30%
29%
16%
White British30%
White Other12%
Asian29%
Black16%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine19%
No car household52%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent38%
Social rent36%

vs. London

Income vs London+8.6%
Price vs London-14.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
5
Borough approval rate
69%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
7
Under construction
0
Completed (3yr)
1535
Largest scheme
937 homes · Land Adjacent To Croydon College College Road Croydon, CR0 1PF
Pipeline pressure
LOW

Named schemes (500m)

Altitude 25, Altitude 25, Altyre Road, Addiscombe Grove, Croydon, CR9236 homes
completed
28-30, 28-30, Addiscombe Grove, Croydon, CR0 5LP153 homes
completed
Development Site Former Site of 30-38, Development Site Former Site of 30-38, Addiscombe Road, Croydon, CR0 5PE137 homes
completed
28-30, 28-30, Fairfield Road, Croydon, CR0 5LH34 homes
completed
R/O Guild House, 111-115, R/O Guild House, 111-115, Addiscombe Road, Croydon, CR0 6SG34 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
Chris Philp (Conservative)
MP majority
6,825
Constituency
Croydon East

Councillors

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£442,800)

£9,640

Standard buyer

£890

First-time buyer

Save £8,750

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 5NE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £442,800 median — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

What else could £443k buy?

Similar-priced postcodes — sorted by transport score.

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Data freshness

When each data source was last updated

92%

Confidence score

11/12

Pillars populated

High reliability
gp1 May
cqc8 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
bus frequency7 Jun
national rail1 May
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
companies house18 Apr
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