Park Hill & Whitgift · Croydon · Croydon South constituency · 51.37200, -0.06933

CR0 5TB— Park Hill & Whitgift, Croydon

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

The family fortress

 

Schools 100%Safety 82/100Transport 32/100Low yield 1.25%Only 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Top schools, limited transport — ideal for car-owning families

Liveability
65
Safety
82
Schools
90
Transport
32
Environment
93
Investment
29

Location

CR0 5TB

Key facts for CR0 5TB

Full postcodeCR0 5TB
Postcode districtCR0
BoroughLondon Borough of Croydon
WardPark Hill & Whitgift
Latitude51.372002
Longitude-0.069331
Parliamentary constituencyCroydon South
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowYoung professionals
ExcellentCautiousRisk: Low

London Benchmarks

vs London avg price+130.8% vs London avg
vs London income+8.6% vs London avg
vs London crime-54.1% vs London avg

Deep-dive guides for CR0 5TB

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

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“The family fortress”

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How CR0 5TB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Woodside Primary School

Not yet inspected · 18 min walk

KS2: 104.1

★★

Secondary

Coombe Wood School

Good · 13 min walk

P8: +0.41A8: 51.2

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 16 min walk

0 primaries · 1 secondaries · 0 childcare — within 1km

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

29.9 incidents per 1,000 residents

Better than 79% of London
↑ Rising 59.3%

from a low base — still below London average

+92% vs borough

Crime by type

Anti-social behaviour28%
Violence & sexual offences28%
Other21%
Vehicle crime9%
Drug offences7%
Burglary7%
Theft0%
Robbery0%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 54% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,200,000

Median sale price

Top 10% — 131% above London median

£1,200,000 is 131% above the London median (£520,000)

Detached

Dominant type

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,898/m²
Price per ft²£455/ft²
Avg floor area245 m²

EPC breakdown

B
1%
C
1%
D
3%
E
2%

Based on 7 properties · Confidence: low

Street mix

Detached 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

Stamp duty

Standard buyer£61,250
First-time buyerFTB
£61,250
Additional propertyBTL/2nd
£97,250

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

26.3×

Price-to-income

£6,003/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£612,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,472
Price growth potentialModerate

Transport

1 May

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
🚂
East Croydon

Nearby stations

🚃
Sandilands Tram StopTram
9 min walk
🚃
Addiscombe Tram StopTram
11 min walk
🚃
Lebanon Road Tram StopTram
14 min walk
🚃
Lloyd Park Tram StopTram
15 min walk
🚃
Blackhorse Lane Tram StopTram
18 min walk
🚌2 bus routes · 2 stops within 400m · 20 buses/hr peak

5

Walkability score

12

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park449m
Santander docks (800m)0
Nearest cycle dock6.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed456 Mbps
Median download431 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 riskMEDIUM
7.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 2.3 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

11 min walk

93%

Recommend GP

93%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.4 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

14

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Claret & Ale (933 m)

No restaurants within 800m — nearest: Brothers Kebab (942 m)

Nearest supermarketTesco Express · 1.7 km
12 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Hathaways827 m
Sainsbury's Local988 m
Day 1 Food & Wine1.0 km
Coughlans Bakery1.1 km

Nearby cafes

Cafe Adagio963 m
The Tram Stop Cafe968 m
Saucy Sausage Cafe985 m
The Coach House1.1 km

Nearby restaurants

Brothers Kebab942 m
Pizza On Line974 m
KFC983 m
Greggs983 m

Nearby pubs

The Claret & Ale933 m
Coombe Lodge1.1 km

Nearby gyms

Shirley Park Bowling Club277 m
Sandilands Club472 m

Nearby pharmacies

Shirley Pharmacy833 m
Boots985 m
Addiscombe Pharmacy1.1 km

Nearby health

Addiscombe Road Surgery797 m
Back in Shape Clinic835 m
Shirley Clinic892 m
Croydon Dental Practice954 m
Food hygiene (5-star)50% of 2

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

AARIAAN PROPERTIES LTD
EARLY TILL LATE (SURREY) LIMITED
STEVE TREE CONSULTING LTD

Investment

Investment grade, yield and market outlook

29

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.25%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
1.25% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

Medium

Demand

Medium

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

45.4

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,025m
Crossrail 2 route10,996m

Demographics

22 Apr

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

2.7%

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%
Price vs London+130.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
Largest scheme
42 homes · St Mildreds Church, St Mildreds Church, Bingham Road, Croydon, CR0 7EB
Pipeline pressure
NONE

Named schemes (500m)

289, Addiscombe Road, CR0 7HZ4 homes
completed
114, Addiscombe Road, CR0 5PQ2 homes
completed
146, 146, Addiscombe Road, Croydon, CR0 7LA2 homes
completed
313, 313, Addiscombe Road, Croydon, CR0 7LE2 homes
completed
15, 15, Fryston Avenue, Croydon, CR0 7HF2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,200,000)

£61,250

Standard buyer

£61,250

First-time buyer

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 5TB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £1,200,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

What else could £1.2m buy?

Similar-priced postcodes — sorted by transport score.

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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
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