Addiscombe West · Croydon · Croydon East constituency · 51.38044, -0.08789

CR0 6AA— Addiscombe West, Croydon

Location and area intelligence for CR0 6AA, Addiscombe West, Croydon

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 48/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
58
Safety
68
Schools
90
Transport
48
Environment
68
Investment
54

The bottom line

CR0 6AA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

CR0 6AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+1.2% vs London avg
vs London crime+66.0% vs London avg

Deep-dive guides for CR0 6AA

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How CR0 6AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Ark Oval Primary Academy

Not yet inspected · Inspected Jun 2025 · 4 min walk

KS2: 103.8

★★

Secondary

Ark Blake Academy

Good · Inspected Feb 2023 · 4 min walk

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

107.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 216.4%

+66% vs borough

Crime by type

Other33%
Anti-social behaviour24%
Violence & sexual offences22%
Vehicle crime11%
Drug offences4%
Burglary3%
Theft1%
Robbery1%

Stop & search

3.3

per 1,000 residents

→ Stable

trend

Road safety

95

Road safety score

5

Accidents (5yr)

7

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

7

Incidents (5yr)

Nearest station: Croydon Fire Station · 1.8km

Crime is +66% above 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£3,747/m²
Price per ft²£348/ft²
Avg floor area48.4 m²

EPC breakdown

B
1%
C
28%
D
13%
E
10%

Based on 52 properties · Confidence: high

Street mix

Terraced 72%Flat 22%Other 6%

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£121,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2026 · CAGR

+4.1%

Total change

+209%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.3%

per year

Acceleration

+57.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £50k–£75k · 24 sales

Property Type Mix

Total: 24 sales

Terraced75%
Flat/maisonette25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£57k£50k-11.6%1.5
Post-dot-com plateau2001–2004£75k£184k+145.3%1.7
Pre-crash peak2005–2007£215k£170k-20.9%1.7
GFC & correction2012–2012£130k£130k+0%1
Help-to-Buy recovery2013–2016£215k£410k+90.7%1.7
Brexit uncertainty2019–2019£271k£271k+0%2
Rate-rise correction2022–2022£580k£580k+0%1
Current market2024–2026£193k£175k-9.3%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
7.7%
District
7.4%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

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

Lebanon Road Tram StopTram
8 min walk
East CroydonNational Rail
8 min walk
East Croydon Tram StopTram
9 min walk
Wellesley Road Tram StopTram
11 min walk
Sandilands Tram StopTram
11 min walk
No bus stops within 400m

50

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★36 min
Victoria40 min ↑
Waterloo51 min ↑
Canary Wharf53 min ↑
City49 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

11

Car parks (800m)

4

EV chargers (800m)

Nearest car park499m
Santander docks (800m)0
Nearest cycle dock5.2 km

Nearby car parks

🅿️
Cherry Orchard Garden Centre
499m
🅿️
Ruskin Square plots E-F
542m
🅿️
Ruskin Square· no
607m

Connectivity

Broadband and mobile coverage

100%

Full fibre

79%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed417 Mbps
Median download411 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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.0 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 10%
Less green space than 94% of London

Nearest SSSI: Croham Hurst SSSI — 3.2 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

MORLAND ROAD SURGERY

1 MORLAND ROAD, CR0 6HA

4 min walk

71%

Recommend GP

71%

Overall GP experience

6

GPs within 1km

7

Dentists within 1km

5

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

15

Parks (1km)

14

Restaurants (800m)

12

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

7

Convenience

Nearest supermarketCooperative Food · 94 m

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

823m

Post office

Nearby shops

Rose Food & Wine30 m
Sabaratnam Super Foods44 m
Lower Addiscombe Meat & Grocery Shop66 m
Ayya Food & Wine76 m

Nearby cafes

Moliceino28 m
Casablanca118 m
Tota Cafe126 m
2 Brothers Cafe334 m

Nearby restaurants

Newroz Grill35 m
Zenith Fried Chicken38 m
Thanh Bistro57 m
Spice Corner67 m

Nearby pubs

The Builders Arms175 m
The Orchard176 m
The Oval Tavern240 m
The Windmill305 m

Nearby gyms

The Gym896 m

Nearby pharmacies

Croychem Pharmacy14 m
Allcorn Chemist369 m
Osbon Pharmacy895 m

Nearby health

Orchard Dental Practice80 m
Dr Shah and Partners119 m
St. James Medical Centre397 m
Banning Dental628 m
Food hygiene (5-star)52% of 93

Business

Local businesses registered here

Active businesses
30
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
25
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

ABROS ASSOCIATES LIMITED
ABROS LTD
BEAUTY EVO CIC
BHULLAR & CO (OSTEOPATHS) LTD
BLOSSOM MARKETING AGENCY LTD

+15 more

Investment

Investment grade, yield and market outlook

54

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
4.5% (average)London avg: 3.8%Above average yield
Gentrification score18/100
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

45.1

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,531m
Crossrail 2 route9,409m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,495 nationally

2,140

Est. population

17,963/km²

66%

Employed

42%

Degree educated

£42,500

Median income

7.8%

Claimant rate

Inner cityVery high densityRenters

34

Community stability

Age profile

25%
28%
24%
13%
Under 1825%
18–3428%
35–4924%
50–6413%
65+9%

Tenure

13%
26%
44%
16%
Own outright13%
Own (mortgage)26%
Private rent44%
Social rent16%
Shared ownership0%
Rent free1%

Ethnicity

32%
20%
13%
22%
White British32%
White Other20%
Asian13%
Black22%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine20%
No car household52%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent44%
Social rent16%

vs. London

Income vs London+1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
2
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
7
Under construction
0
Completed (3yr)
604
Largest scheme
456 homes · 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 6BT
Pipeline pressure
LOW

Named schemes (500m)

Galaxy House, 41, Galaxy House, 41, Cherry Orchard Road, Croydon, CR9 6BY290 homes
completed
Milton House, 2, Milton House, 2, Milton Road, 43 Gloucester Road, Croydon, CR0 2BP81 homes
completed
Quest House, Quest House, Cross Road, Croydon, CR9 6EW73 homes
completed
Innova (former Camden Motors Site), 98-100, Innova (former Camden Motors Site), 98-100, LOWER ADDISCOMBE ROAD, CR9 6AE34 homes
completed
Kendall House & Kendall Court, 71, Kendall House & Kendall Court, 71, Lower Addiscombe Road, Croydon, CR028 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
Natasha Irons (Labour)
MP majority
6,825
Constituency
Croydon East

Councillors

Sean Eamonn FitzsimonsLabour and Co-operative Party
Patricia Hay-JusticeLabour and Co-operative Party
Clive Boyd FraserLabour and Co-operative Party

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Key facts for CR0 6AA

Full postcodeCR0 6AA
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe West
Latitude51.380444
Longitude-0.087887
Parliamentary constituencyCroydon East
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