Addiscombe West · Croydon · Croydon South constituency · 51.37488, -0.08418

CR0 5PG— Addiscombe West, Croydon

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

The practical family move

 

Schools 100%Safety 78/100Transport 56/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
78
Schools
60
Transport
56
Environment
68
Investment
55

The bottom line

CR0 5PG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

CR0 5PG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+8.6% vs London avg
vs London crime-35.0% vs London avg

Deep-dive guides for CR0 5PG

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

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“The practical family move”

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How CR0 5PG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Ark Oval Primary Academy

Not yet inspected · Inspected Jun 2025 · 6 min walk

KS2: 103.8

—

Secondary

Archbishop Tenison's CofE High School

Not yet inspected · 8 min walk

P8: -0.13A8: 46.8

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.0 incidents per 1,000 residents

Better than 69% of London
↑ Rising 554.5%

from a low base — still below London average

-35% vs borough

Crime by type

Anti-social behaviour29%
Violence & sexual offences28%
Other24%
Vehicle crime10%
Burglary6%
Drug offences4%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Croydon Fire Station · 1.6km

Crime is 35% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

CR0 district median

£336,250

Based on 728 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£3,585/m²
Price per ft²£333/ft²
Avg floor area52.6 m²

EPC breakdown

C
7%
D
11%
E
4%
F
3%

Based on 25 properties · Confidence: medium

Street mix

Flat 98%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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£131,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+3.9%

Total change

+183%

Market Activity

Price Velocity & Acceleration

Current Velocity

-37.3%

per year

Acceleration

-38.32

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £150k–£175k · 49 sales

Property Type Mix

Total: 49 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£56k£59k+5.2%2.7
Post-dot-com plateau2001–2004£113k£148k+30.4%2.5
Pre-crash peak2005–2007£149k£162k+8.7%1.7
GFC & correction2009–2012£173k£156k-9.6%2
Help-to-Buy recovery2014–2015£200k£234k+17%2.5
Brexit uncertainty2017–2019£350k£235k-32.9%1
Pandemic surge2021–2021£211k£211k+0%4
Rate-rise correction2022–2023£210k£249k+18.5%2
Current market2024–2025£251k£158k-37.3%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.3% alpha

Flat/maisonette-1.3% α
Local
3.9%
District
5.2%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

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
1 min walk
Sandilands Tram StopTram
5 min walk
East Croydon Tram StopTram
7 min walk
East CroydonNational Rail
8 min walk
Wellesley Road Tram StopTram
12 min walk
2 bus routes · 4 stops within 400m · 20 buses/hr peak

29

Walkability score

57

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★32 min
Victoria36 min ↓
Waterloo47 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park141m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
Ruskin Square plots E-F
778m

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

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 12.6 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 10%
Less green space than 98% of London

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

6

Dentists within 1km

9

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

13

Parks (1km)

12

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketCooperative Food · 640 m
1 tennis courts

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)

1.1km

Post office

Nearby shops

Sainsbury's Local502 m
The Kiosk541 m
Premier Express Varshni Convenience Store573 m
Weranda Food Plus Express589 m

Nearby cafes

Caffè Nero566 m
Casablanca571 m
Tota Cafe587 m
Pumpkin590 m

Nearby restaurants

Pizza 2 Night569 m
Marmaris Grill575 m
Miami Fried Chicken577 m
China Wok584 m

Nearby pubs

The Cricketers49 m
The Oval Tavern449 m
The Builders Arms525 m
The Porter and Sorter551 m

Nearby gyms

Sandilands Club857 m

Nearby pharmacies

Croychem Pharmacy667 m
Allcorn Chemist968 m

Nearby health

Orchard Dental Practice590 m
Dr Shah and Partners648 m
Banning Dental740 m
Whitgift Dental808 m
Food hygiene (5-star)47% of 70

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ISOLAR RECORDS C.I.C.
SKETCHOUT LTD
VEER VAN LTD

Investment

Investment grade, yield and market outlook

55

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 score17/100
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

54.9

Price growth score

C
Low

Development pressure

High

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,681m
Crossrail 2 route9,943m

Demographics

16 Jun

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

4.7%

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
2
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
7
Under construction
0
Completed (3yr)
142
Largest scheme
236 homes · Altitude 25, Altitude 25, Altyre Road, Addiscombe Grove, Croydon, CR9
Pipeline pressure
LOW

Named schemes (500m)

23, 23, PARK HILL RISE, CR034 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
(Front of) Guild House, 111-115, (Front of) Guild House, 111-115, Addiscombe Road, Croydon, CR0 6SG29 homes
completed
6-8A, 6-8A, CHEPSTOW ROAD, CR0 5JA21 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

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Key facts for CR0 5PG

Full postcodeCR0 5PG
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe West
Latitude51.374880
Longitude-0.084182
Parliamentary constituencyCroydon South
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