Park Hill & Whitgift · Croydon · Croydon South constituency · 51.37179, -0.08208

CR0 5PS— Park Hill & Whitgift, Croydon

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

The family fortress

 

Schools 100%Safety 78/100Transport 53/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
78
Schools
100
Transport
53
Environment
89
Investment
56

The bottom line

CR0 5PS offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

CR0 5PS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+8.6% vs London avg
vs London crime-38.0% vs London avg

Deep-dive guides for CR0 5PS

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How CR0 5PS 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 · 6 min walk

—

Secondary

Archbishop Tenison's CofE High School

Not yet inspected · 3 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 · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.0 incidents per 1,000 residents

Better than 71% of London
↑ Rising 266.7%

from a low base — still below London average

-39% vs borough

Crime by type

Anti-social behaviour31%
Violence & sexual offences31%
Other21%
Vehicle crime8%
Burglary8%
Drug offences1%
Theft0%
Robbery0%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Croydon Fire Station · 1.7km

Crime is 38% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,454/m²
Price per ft²£414/ft²
Avg floor area61 m²

EPC breakdown

B
1%
C
21%
D
25%
E
19%
F
14%

Based on 80 properties · Confidence: high

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£152,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.7%

Total change

+429%

Market Activity

Price Velocity & Acceleration

Current Velocity

+33.7%

per year

Acceleration

+63.83

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 52 sales

Property Type Mix

Total: 52 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£120k+99.9%2.3
Post-dot-com plateau2002–2004£118k£177k+50%3
GFC & correction2008–2012£189k£211k+11.6%2
Help-to-Buy recovery2013–2016£232k£218k-6.2%1.5
Brexit uncertainty2017–2019£335k£359k+7.2%2.5
Pandemic surge2020–2021£340k£251k-26.2%2
Rate-rise correction2022–2023£267k£340k+27.6%2
Current market2024–2025£238k£318k+33.7%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
4.9%
District
5.4%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
Trend Position75

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
5 min walk
Sandilands Tram StopTram
6 min walk
East Croydon Tram StopTram
10 min walk
Lloyd Park Tram StopTram
11 min walk
East CroydonNational Rail
11 min walk
2 bus routes · 3 stops within 400m

11

Walkability score

28

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 park269m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
Lloyd Park
795m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.0 km away✗ Not Green Belt✗ Not AONB72% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 2.2 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

7 min walk

75%

Recommend GP

75%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

10

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 2.1 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cricketers (393 m)

No restaurants within 800m — nearest: Marmaris Grill (936 m)

Nearest supermarketCooperative Food · 1.0 km
12 tennis courts2 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)

1

Cinemas (2km)

1.4km

Post office

Nearby shops

The Kiosk299 m
Sainsbury's Local744 m
Premier Express Varshni Convenience Store946 m
Weranda Food Plus Express962 m

Nearby cafes

Water Tower Teas795 m
Caffè Nero800 m
Lloyds Park Cafe828 m
Casablanca944 m

Nearby restaurants

Marmaris Grill936 m
Pizza 2 Night941 m
Miami Fried Chicken950 m
Mr Chippy955 m

Nearby pubs

The Cricketers393 m
The Oval Tavern820 m
The Porter and Sorter829 m
The Alma Tavern846 m

Nearby gyms

Sandilands Club541 m
South Croydon Sports Club1.0 km

Nearby pharmacies

Croychem Pharmacy1.0 km

Nearby health

Orchard Dental Practice964 m
Dr Shah and Partners1.0 km
Food hygiene (5-star)50% of 10

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
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

13-18 BARDSLEY CLOSE (FREEHOLD) LIMITED
AKG BEAUTY LIMITED
ZEN VENDING LTD

Investment

Investment grade, yield and market outlook

56

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

Young professional

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

59.8

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,762m
Crossrail 2 route10,249m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,772 nationally

1,926

Est. population

12,200/km²

66%

Employed

62%

Degree educated

£45,600

Median income

3.6%

Claimant rate

Urban coreHigh densityYoung professionals

32

Community stability

Age profile

26%
22%
29%
Under 1826%
18–3422%
35–4929%
50–6412%
65+11%

Tenure

24%
21%
53%
Own outright24%
Own (mortgage)21%
Private rent53%
Social rent2%
Shared ownership0%

Ethnicity

21%
15%
41%
White British21%
White Other15%
Asian41%
Black11%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine10%
No car household38%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent53%
Social rent2%

vs. London

Income vs London+8.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
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
0
Under construction
0
Completed (3yr)
2
Largest scheme
34 homes · 23, 23, PARK HILL RISE, CR0
Pipeline pressure
NONE

Named schemes (500m)

R/O Guild House, 111-115, R/O Guild House, 111-115, Addiscombe Road, Croydon, CR0 6SG34 homes
completed
23, 23, PARK HILL RISE, CR034 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
15, 15, PARK HILL RISE, CR0 5JE20 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 5PS

Full postcodeCR0 5PS
Postcode districtCR0
BoroughLondon Borough of Croydon
WardPark Hill & Whitgift
Latitude51.371788
Longitude-0.082084
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