Park Hill & Whitgift · Croydon · Croydon South constituency · 51.37487, -0.08058

CR0 5PH— Park Hill & Whitgift, Croydon

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

The practical family move

 

Schools 100%Safety 78/100Transport 48/100Yield 4.46%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
58
Safety
78
Schools
60
Transport
48
Environment
68
Investment
65

The bottom line

CR0 5PH offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

CR0 5PH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
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 5PH

🛡️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🔒 Very Safe

“The practical family move”

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How CR0 5PH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

John Wood School & Nursery

Not yet inspected · 13 min walk

KS2: 103.0

—

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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 6 min walk

3 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 1.8km

Crime is 35% below London average

Property

Prices, sales volume and market trends

Avg floor area55.9 m²

EPC breakdown

C
2%
D
4%
E
1%

Based on 7 properties · Confidence: low

Street mix

Flat 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 yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£139,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2024 · CAGR

+2.4%

Total change

+64%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.1%

per year

Acceleration

-106.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£168k£177k+5.7%1
Pre-crash peak2006–2006£159k£159k+0%2
Rate-rise correction2022–2022£309k£309k+0%1
Current market2024–2024£275k£275k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Sandilands Tram StopTram
2 min walk
Lebanon Road Tram StopTram
4 min walk
Addiscombe Tram StopTram
9 min walk
East Croydon Tram StopTram
10 min walk
East CroydonNational Rail
11 min walk
No bus stops within 400m

14

Walkability score

24

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park253m
Santander docks (800m)0
Nearest cycle dock5.7 km

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 waterLOW
Low
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 AONB0% green spaceTree canopy: 19%
Less green space than 100% 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

STOVELL HOUSE SURGERY

188 LOWER ADDISCOMBE ROAD, ADDISCOMBE, CR0 6AH

7 min walk

93%

Recommend GP

93%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.9 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Pizza Napolitana (697 m)

Nearest supermarketCooperative Food · 747 m
8 tennis courts1 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)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

The Kiosk630 m
Weranda Food Plus Express725 m
Orchard Food & Wine727 m
Premier Express Varshni Convenience Store727 m

Nearby cafes

Casablanca727 m
Tota Cafe750 m
Cafe Adagio756 m
The Tram Stop Cafe782 m

Nearby restaurants

Pizza Napolitana697 m
Brothers Kebab702 m
Mazala724 m
China Wok724 m

Nearby pubs

The Cricketers217 m
The Alma Tavern499 m
The Oval Tavern620 m
The Builders Arms633 m

Nearby gyms

Sandilands Club690 m

Nearby pharmacies

Croychem Pharmacy795 m
Boots874 m

Nearby health

Orchard Dental Practice725 m
Dr Shah and Partners745 m
Croydon Dental Practice837 m
Food hygiene (5-star)48% of 31

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

BULLTRADE SIGNAL ALERTS LTD
CLUE HEALTHCARE RECRUITMENT LTD
PIAH9K LIMITED
THEUCHES LTD

Investment

Investment grade, yield and market outlook

65

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

30.3

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,477m
Crossrail 2 route10,159m

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

Inner cityHigh 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)
4
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
3
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
3
Under construction
0
Completed (3yr)
3
Largest scheme
67 homes · 13-27, 13-27, Grant Road, Croydon, CR0 6PJ
Pipeline pressure
LOW

Named schemes (500m)

23, 23, PARK HILL RISE, CR034 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
15, 15, PARK HILL RISE, CR0 5JE20 homes
completed
72-74, 72-74, Addiscombe Road, Croydon, CR0 5PR14 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
6,825
Constituency
Croydon East

Councillors

Jade AppletonConservative

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Key facts for CR0 5PH

Full postcodeCR0 5PH
Postcode districtCR0
BoroughLondon Borough of Croydon
WardPark Hill & Whitgift
Latitude51.374866
Longitude-0.080576
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