Park Hill & Whitgift · Croydon · Croydon South constituency · 51.37480, -0.07625

CR0 5PP— Park Hill & Whitgift, Croydon

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

The practical family move

 

Schools 100%Safety 76/100Transport 41/100Yield 4.46%

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
76
Schools
60
Transport
41
Environment
72
Investment
61

The bottom line

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

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

CR0 5PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+8.6% vs London avg
vs London crime-12.0% vs London avg

Deep-dive guides for CR0 5PP

🛡️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 5PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Woodside Primary School

Not yet inspected · 14 min walk

KS2: 104.1

—

Secondary

Archbishop Tenison's CofE High School

Not yet inspected · 9 min walk

P8: -0.13A8: 46.8

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.9 incidents per 1,000 residents

Better than 57% of London
↑ Rising 331.6%

-12% vs borough

Crime by type

Anti-social behaviour28%
Other26%
Violence & sexual offences22%
Vehicle crime11%
Burglary9%
Drug offences5%
Theft0%
Robbery0%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 1.6km

Crime is 12% below London average

Property

Prices, sales volume and market trends

Avg floor area100.4 m²

EPC breakdown

C
5%
D
2%
E
2%
F
1%

Based on 10 properties · Confidence: medium

Street mix

Terraced 8%Detached 67%Flat 25%

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£251,000
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 (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,472
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2019 · CAGR

+3%

Total change

+93%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.1%

per year

Acceleration

-57.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 24 sales

Property Type Mix

Total: 24 sales

Detached66.7%
Terraced8.3%
Flat/maisonette25%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£150k£257k+71.6%1.5
Post-dot-com plateau2001–2002£295k£350k+18.6%3.5
Pre-crash peak2006–2007£195k£265k+35.9%2
GFC & correction2008–2010£490k£361k-26.3%2
Help-to-Buy recovery2013–2015£465k£198k-57.5%1.3
Brexit uncertainty2017–2019£303k£290k-4.1%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0.2% alpha

Detached+0.2% α
Local
4.7%
District
4.5%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
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
Addiscombe Tram StopTram
7 min walk
Lebanon Road Tram StopTram
8 min walk
East Croydon Tram StopTram
14 min walk
East CroydonNational Rail
14 min walk
No bus stops within 400m

16

Walkability score

8

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★37 min
Victoria41 min ↑
Waterloo54 min ↑
Canary Wharf52 min ↑
City50 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park533m
Santander docks (800m)0
Nearest cycle dock5.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

53%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed313 Mbps
Median download319 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: 12.8 km away✗ Not Green Belt✗ Not AONB14% 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

STOVELL HOUSE SURGERY

188 LOWER ADDISCOMBE ROAD, ADDISCOMBE, CR0 6AH

6 min walk

93%

Recommend GP

93%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cricketers (517 m)

Nearest supermarketCooperative Food · 952 m
11 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

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

Sainsbury's Local722 m
Day 1 Food & Wine756 m
The Kiosk825 m
Coughlans Bakery871 m

Nearby cafes

Cafe Adagio622 m
The Tram Stop Cafe642 m
Saucy Sausage Cafe716 m
Top Star Diner915 m

Nearby restaurants

Brothers Kebab577 m
Pizza On Line673 m
Greggs705 m
KFC708 m

Nearby pubs

The Cricketers517 m
The Alma Tavern594 m
The Claret & Ale599 m
The Builders Arms849 m

Nearby gyms

Sandilands Club572 m

Nearby pharmacies

Boots714 m
Addiscombe Pharmacy963 m

Nearby health

Croydon Dental Practice675 m
Food hygiene (5-star)52% of 33

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

ALEESHARICH LIMITED
BERRYMIST LIMITED
CALRINGTON PROPERTY LIMITED
CANASWAY LIMITED
COFFEE MUSIC LTD

+8 more

Investment

Investment grade, yield and market outlook

61

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

45.2

Price growth score

C
Low

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,237m
Crossrail 2 route10,423m

Demographics

16 Jun

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

3.4%

Claimant rate

Inner cityLow densityYoung professionals

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%

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)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
5
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
1
Under construction
0
Completed (3yr)
11
Largest scheme
67 homes · 13-27, 13-27, Grant Road, Croydon, CR0 6PJ
Pipeline pressure
LOW

Named schemes (500m)

173, 173, Lower Addiscombe Road, Croydon, CR0 6PZ14 homes
completed
72-74, 72-74, Addiscombe Road, Croydon, CR0 5PR14 homes
completed
76-78, 76-78, Addiscombe Road, Woodbury Close, Croydon, CR0 5PR14 homes
completed
Danecroft , 5, Danecroft , 5, Radcliffe Road, Croydon, CR0 5QG13 homes
completed
REAR OF, 68, REAR OF, 68, HAVELOCK ROAD, CR0 6QP10 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

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Key facts for CR0 5PP

Full postcodeCR0 5PP
Postcode districtCR0
BoroughLondon Borough of Croydon
WardPark Hill & Whitgift
Latitude51.374804
Longitude-0.076254
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