Addiscombe West · Croydon · Croydon East constituency · 51.38198, -0.08031
CR0 6AZ— Addiscombe West, Croydon
Location and area intelligence for CR0 6AZ, Addiscombe West, Croydon
Top-rated schools set this area apart
Schools 100%Safety 87/100Transport 33/100Yield 3.90%
Top schools, limited transport — ideal for car-owning families
CR0 6AZ
Key facts for CR0 6AZ
Full postcodeCR0 6AZ
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe West
Latitude51.381984
Longitude-0.080307
Parliamentary constituencyCroydon East
CountryEngland
RegionGreater London
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
Suburban
Very highSocially diverse / deprived
ExcellentNeutralRisk: Low
London Benchmarks
vs London income+1.2% vs London avg vs London crime-52.3% vs London avg Deep-dive guides for CR0 6AZ
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Postcode Personality
🎓 School Smart🔒 Very Safe
“Top-rated schools set this area apart”
Schools
18 AprNearest schools and Ofsted ratings
Excellent for families
★ Top school within 1km
—
Primary
John Wood School & Nursery
Not yet inspected · 3 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 · 6 min walk
5 primaries · 1 secondaries · 1 childcare — within 1km
Safety
5 JunCrime rates and local incidents
LOW CRIME
31.0 incidents per 1,000 residents
Better than 78% of London Crime by type
Violence & sexual offences27%
Crime is 52% 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 40 properties · Confidence: high
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£141,250
Rebuild cost per m²£2,500/m²
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialLow
Transport
1 MayPublic transport accessibility and links
Bottom 25% — limited connections Nearby stations
🚃Addiscombe Tram StopTram
7 min walk 🚃Blackhorse Lane Tram StopTram
9 min walk 🚃Sandilands Tram StopTram
10 min walk 🚃Lebanon Road Tram StopTram
10 min walk 🚃East Croydon Tram StopTram
14 min walk 🚌3 bus routes · 5 stops within 400m · 39 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 park231m
Santander docks (800m)0
Nearest cycle dock6.0 km
Nearby car parks
🅿️Co-operative Food Parking· no
720m Connectivity
Broadband and mobile coverage
Mobile operators
EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 Mbps
Superfast coverage100%
All operators 5G75%
Broadband providers
BTSkyTalkTalkVodafoneVirgin Media
Environment
22 AprFlood risk, air quality and noise
Surface waterNONE
No assessed surface water flood riskAir qualityLOW
NO₂: 18.0 µg/m³ · PM2.5: 7.0 µg/m³Better than 92% of London Quieter than 70% of London Radon riskLOW
0.5% of local properties affectedULEZ zone · £12.50/dayCCZ: 11.9 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 87% of London Nearest SSSI: Croham Hurst SSSI — 3.3 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
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
3 min walk
Nearest hospitalShirley Oaks Hospital · 1.7 km
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 · 466 m
Nearby shops
Sabaratnam Super Foods511 m
Orchard Food & Wine513 m
Rose Food & Wine553 m
Weranda Food Plus Express555 m
Nearby cafes
Cafe Adagio493 m
The Tram Stop Cafe511 m
Moliceino531 m
Saucy Sausage Cafe590 m
Nearby restaurants
Pizza Napolitana452 m
Brothers Kebab475 m
Spice Corner499 m
Thanh Bistro506 m
Nearby pubs
The Alma Tavern295 m
The Builders Arms479 m
The Claret & Ale515 m
The Oval Tavern653 m
Nearby pharmacies
Croychem Pharmacy541 m
Boots588 m
Nearby health
Dr Shah and Partners439 m
Orchard Dental Practice550 m
Croydon Dental Practice582 m
Food hygiene (5-star)42% of 50
Business
Local businesses registered here
Dissolved (last 12 months)0
Right-to-buy sales (5yr)328
High street
EHigh street health
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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Rental market
Mixed / transientTenant profile
Future outlook
Infrastructure pipeline
Infrastructure score0/100
Bakerloo Extension route5,002m
Crossrail 2 route9,794m
Demographics
22 AprPopulation, deprivation and income
Decile 2/10
Most deprived areas
Index of Multiple Deprivation
Among London's most deprived areas Rank: 6,631 nationally
1,902
Est. population
17,424/km²
SuburbanVery high densitySocially diverse / deprived
Employment & lifestyle
Managerial / professional32%
Routine / semi-routine22%
No car household49%
Unemployed5%
No qualifications20%
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
completedKendall House & Kendall Court, 71, Kendall House & Kendall Court, 71, Lower Addiscombe Road, Croydon, CR028 homes
completed97-99, 97-99, Stretton Road, Croydon, CR0 6ET12 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 6AZ offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.
Less suited to Car-free commuters.
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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
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
water provider9 Jun
housing pipeline18 Apr
population density18 Apr
Trusted official data sources
Office for
National Statistics