Addiscombe West · Croydon · Croydon East constituency · 51.37924, -0.08256
CR0 6AD— Addiscombe West, Croydon
Location and area intelligence for CR0 6AD, Addiscombe West, Croydon
The practical family move
Schools 100%Safety 80/100Transport 49/100Yield 3.90%
Exceptional for families — top safety and school scores
CR0 6AD
Key facts for CR0 6AD
Full postcodeCR0 6AD
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe West
Latitude51.379242
Longitude-0.082563
Parliamentary constituencyCroydon East
CountryEngland
RegionGreater London
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
Inner city
HighEstablished mixed
ExcellentNeutralRisk: Low
London Benchmarks
vs London income+1.2% vs London avg vs London crime-30.0% vs London avg Deep-dive guides for CR0 6AD
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Postcode Personality
🚇 Well-Connected🎓 School Smart🔒 Very Safe
“The practical family move”
Schools
18 AprNearest schools and Ofsted ratings
Excellent for families
★ Top school within 1km
—
Primary
John Wood School & Nursery
Not yet inspected · 7 min walk
KS2: 103.0
★★
Secondary
Ark Blake Academy
Good · 3 min walk
100% of local schools rated Good or Outstanding
Top 10% — exceptional provision Childcare
Childcare
Tunstall Nursery School
Not inspected · 1 min walk
6 primaries · 1 secondaries · 1 childcare — within 1km
Safety
5 JunCrime rates and local incidents
LOW CRIME
45.5 incidents per 1,000 residents
Better than 66% of London ↑ Rising 73.9%from a low base — still below London average
+193% vs borough
Crime by type
Violence & sexual offences23%
Crime is 30% below London average
Property
Prices, sales volume and market trends
⚠️Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.
EPC breakdown
Based on 35 properties · Confidence: high
Street mix
Flat 97%Other 3%
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)
Energy & construction
Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£142,750
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 DAnnual charge £2,083
Price growth potentialLow
Transport
1 MayPublic transport accessibility and links
Nearby stations
🚃Lebanon Road Tram StopTram
6 min walk 🚃Sandilands Tram StopTram
7 min walk 🚃Addiscombe Tram StopTram
8 min walk 🚂East CroydonNational Rail
10 min walk 🚃East Croydon Tram StopTram
11 min walk 🚌4 bus routes · 6 stops within 400m · 54 buses/hr peak
Central London commute times
▎ 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
Nearest car park230m
Santander docks (800m)0
Nearest cycle dock6.1 km
Connectivity
Broadband and mobile coverage
Mobile operators
EEO2VodafoneThree
Avg download speed420 Mbps
Median download413 Mbps
Superfast coverage100%
All operators 5G75%
Broadband providers
BTSkyTalkTalkVodafoneVirgin Media
Environment
22 AprFlood risk, air quality and noise
Air qualityLOW
NO₂: 18.0 µg/m³ · PM2.5: 7.0 µg/m³Better than 92% of London Noisier than 70% of London Radon riskLOW
0.5% of local properties affectedULEZ zone · £12.50/dayCCZ: 12.2 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 87% of London Nearest SSSI: Croham Hurst SSSI — 3.0 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
Climate
Local weather conditions and energy potential
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
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%
Amenities
Shops, restaurants, parks and more
Nearest supermarketCooperative Food · 307 m
Nearby shops
Orchard Food & Wine320 m
Weranda Food Plus Express345 m
Sabaratnam Super Foods360 m
Ayya Food & Wine375 m
Nearby cafes
Moliceino384 m
Casablanca386 m
Tota Cafe418 m
Cafe Adagio617 m
Nearby restaurants
Pizza Napolitana262 m
Spice Corner328 m
Thanh Bistro338 m
Mazala348 m
Nearby pubs
The Alma Tavern128 m
The Builders Arms234 m
The Oval Tavern366 m
The Orchard433 m
Nearby pharmacies
Croychem Pharmacy382 m
Boots744 m
Allcorn Chemist763 m
Nearby health
Dr Shah and Partners292 m
Orchard Dental Practice341 m
Croydon Dental Practice721 m
St. James Medical Centre790 m
Food hygiene (5-star)40% of 67
Business
Local businesses registered here
Dissolved (last 12 months)0
Right-to-buy sales (5yr)328
High street
AHigh street health
Registered businesses
7 ANERLEY HILL LIMITED
ANERLEY LIMITED
CARAMORE PROPERTIES LIMITED
CC CKMA GROUP LIMITED
CC GROUP SERVICES LIMITED
+15 more
Investment
Investment grade, yield and market outlook
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Avg monthly rent£1,250London avg: £1,950/mo
Gross yield3.90% (average)London avg: 3.8%Above average yield Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Rental market
Young professionalTenant profile
Future outlook
Infrastructure pipeline
Infrastructure score0/100
Bakerloo Extension route5,307m
Crossrail 2 route9,799m
Demographics
22 AprPopulation, deprivation and income
Decile 5/10
Around average
Index of Multiple Deprivation
Average deprivation level Rank: 14,555 nationally
1,758
Est. population
10,461/km²
Inner cityHigh densityEstablished mixed
Employment & lifestyle
Managerial / professional42%
Routine / semi-routine17%
No car household47%
Unemployed4%
No qualifications13%
Housing tenure (Census 2021)
Planning
Conservation areas and development
Live planning apps (800m)3
Major developments (800m)0
CIL rate (residential)£110/m²
Japanese knotweed sites (400m)0
Housing pipeline (800m)
Largest scheme67 homes · 13-27, 13-27, Grant Road, Croydon, CR0 6PJ
Named schemes (500m)
13-27, 13-27, Grant Road, Croydon, CR0 6PJ67 homes
completedADJOINING ADDISCOMBE BR STN & RAIL LINE, ADJOINING ADDISCOMBE BR STN & RAIL LINE, LOWER ADDISCOMBE ROAD, CR065 homes
completed2-132, 2-132, GORDON CRESCENT, CRO58 homes
completedInnova (former Camden Motors Site), 98-100, Innova (former Camden Motors Site), 98-100, LOWER ADDISCOMBE ROAD, CR9 6AE34 homes
completedR/O Guild House, 111-115, R/O Guild House, 111-115, Addiscombe Road, Croydon, CR0 6SG34 homes
completedPolitics
Local councillors and MP
Ward majorityLabour and Co-operative Party
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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The bottom line
CR0 6AD 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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Compare Croydon with nearby boroughs:
Frequently asked questions
Data freshness
When each data source was last updated
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
noise24 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
parking4 May
schools1 May
streets18 Apr
planning1 Jun
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