Addiscombe West · Croydon · Croydon West constituency · 51.37332, -0.08916

CR0 5PZ— Addiscombe West, Croydon

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

Under-the-radar value

 

Schools 100%Safety 70/100Transport 47/100Yield 4.11%Only 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Outstanding schools set this area apart

Liveability
64
Safety
70
Schools
100
Transport
47
Environment
66
Investment
47

Location

CR0 5PZ

Key facts for CR0 5PZ

Full postcodeCR0 5PZ
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe West
Latitude51.373316
Longitude-0.089162
Parliamentary constituencyCroydon West
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
ExcellentNeutralRisk: Low

London Benchmarks

vs London avg price-29.8% vs London avg
vs London crime+143.8% vs London avg

Deep-dive guides for CR0 5PZ

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

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“Under-the-radar value”

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How CR0 5PZ 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 · 3 min walk

—

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

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 9 min walk

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

Safety

5 Jun

Crime rates and local incidents

HIGH CRIME

158.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 75.4%

+921% vs borough

Crime by type

Other33%
Violence & sexual offences21%
Anti-social behaviour20%
Drug offences7%
Burglary6%
Vehicle crime5%
Robbery4%
Theft4%

Stop & search

9.9

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is +144% above London average

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 2 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£365,000

Median sale price

Bottom 25% — 30% below London median

£365,000 is 30% below the London median (£520,000)

Terraced

Dominant type

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,556/m²
Price per ft²£516/ft²
Avg floor area65.7 m²

EPC breakdown

B
1%
C
41%
D
24%
E
7%
F
3%

Based on 76 properties · Confidence: high

Street mix

Terraced 74%Flat 26%

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£5,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£16,700

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

£1,826/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£164,250
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, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialModerate

Transport

1 May

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
🚂
East Croydon→ London Bridge· 16 tph
15 min

Nearby stations

🚃
East Croydon Tram StopTram
4 min walk
🚂
East CroydonNational Rail
4 min walk
🚃
Lebanon Road Tram StopTram
4 min walk
🚃
Wellesley Road Tram StopTram
8 min walk
🚃
George Street Tram StopTram
8 min walk
🚌8 bus routes · 8 stops within 400m · 88 buses/hr peak

51

Walkability score

123

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

12

Car parks (800m)

1

EV chargers (800m)

Nearest car park178m
Santander docks (800m)0
Nearest cycle dock6.3 km

Nearby car parks

🅿️
Ruskin Square plots E-F
612m
🅿️
Ruskin Square· no
633m
🅿️
Allders
708m

Connectivity

Broadband and mobile coverage

100%

Full fibre

63%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed350 Mbps
Median download360 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 waterLOW
Low
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: 12.8 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 13%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 2.4 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

11

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

27

Parks (1km)

46

Restaurants (800m)

17

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Porter and Sorter (355 m)

Nearest supermarketCooperative Food · 814 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

1.4km

Post office

Nearby shops

Sainsbury's Local250 m
WHSmith Express324 m
The Kiosk447 m
Co-op Food604 m

Nearby cafes

Caffè Nero293 m
Costa329 m
Starbucks334 m
Pumpkin385 m

Nearby restaurants

choochoo312 m
Burger King322 m
Indi-Go354 m
Chilango355 m

Nearby pubs

The Porter and Sorter355 m
Beatbox362 m
The Cronx375 m
Boxpark Bar382 m

Nearby gyms

The Gym477 m
MYPT Therapy604 m
Reformer Club by MyPT612 m
MYPT Cycle622 m

Nearby pharmacies

Osbon Pharmacy511 m
Croychem Pharmacy802 m
Allcorn Chemist967 m

Nearby health

Whitgift Dental432 m
Friends' Road Medical469 m
Banning Dental517 m
All Clear Dental Centre585 m
Food hygiene (5-star)62% of 108

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

A

High street health

Registered businesses

AARN LIMITED
DHINA PROPERTIES LTD
FORMLY LTD

Investment

Investment grade, yield and market outlook

47

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
4.11% (average)London avg: 3.8%Above average yield
Gentrification score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

50.8

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,064m
Crossrail 2 route9,743m

Demographics

22 Apr

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,580 nationally

2,114

Est. population

7,830/km²

69%

Employed

54%

Degree educated

7.3%

Claimant rate

SuburbanHigh densityRenters

25

Community stability

Age profile

18%
32%
26%
13%
Under 1818%
18–3432%
35–4926%
50–6413%
65+11%

Tenure

15%
54%
15%
Own outright12%
Own (mortgage)15%
Private rent54%
Social rent15%
Shared ownership4%
Rent free0%

Ethnicity

31%
19%
24%
16%
White British31%
White Other19%
Asian24%
Black16%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine16%
No car household59%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent54%
Social rent15%

vs. London

Price vs London-29.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
4
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
0
Under construction
0
Completed (3yr)
1535
Largest scheme
937 homes · Land Adjacent To Croydon College College Road Croydon, CR0 1PF
Pipeline pressure
NONE

Named schemes (500m)

Land Adjacent To Croydon College College Road Croydon, CR0 1PF937 homes
completed
Land Adjacent To East Croydon Station And At, Land Adjacent To East Croydon Station And At, Cherry Orchard Road, Cherry Orchard Gardens, Billington Hill, Croydon, CR0 6BT456 homes
completed
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

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
16.2%
Ward turnout
32%
Election year
2022
MP
Sarah Jones (Labour)
MP majority
2,313
Constituency
Croydon South

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 (£365,000)

£5,750

Standard buyer

£0

First-time buyer

Save £5,750

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 5PZ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £365,000 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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Is noise a dealbreaker for you?

Toggle a question above to see how CR0 5PZ meets your needs.

Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

What else could £365k buy?

Similar-priced postcodes — sorted by transport score.

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Frequently asked questions

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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
rail services21 Apr
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
companies house18 Apr
housing pipeline18 Apr
population density18 Apr
surface water flood18 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