Addiscombe West · Croydon · Croydon East constituency · 51.38269, -0.08781

CR0 6DB— Addiscombe West, Croydon

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 45/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
55
Safety
68
Schools
90
Transport
45
Environment
69
Investment
55

The bottom line

CR0 6DB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

CR0 6DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for CR0 6DB

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How CR0 6DB 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 · 7 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 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 7 min walk

8 primaries · 2 secondaries · 2 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Croydon Fire Station · 1.9km

Crime is +66% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,026/m²
Price per ft²£374/ft²
Avg floor area92.5 m²

EPC breakdown

C
8%
D
27%
E
7%
F
2%

Based on 44 properties · Confidence: high

Street mix

Semi 27%Terraced 71%Flat 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)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£231,250
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.2%

Total change

+500%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.4%

per year

Acceleration

+22.14

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £50k–£75k · 65 sales

Property Type Mix

Total: 65 sales

Semi-detached26.2%
Terraced72.3%
Flat/maisonette1.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£72k£86k+18.3%2.8
Post-dot-com plateau2001–2004£132k£212k+60.4%2.2
Pre-crash peak2005–2007£193k£215k+11.7%3
GFC & correction2008–2012£248k£243k-1.9%2
Help-to-Buy recovery2013–2016£235k£453k+92.6%2.5
Brexit uncertainty2017–2018£337k£425k+26.1%1.5
Pandemic surge2021–2021£335k£335k+0%3
Rate-rise correction2022–2023£452k£395k-12.6%1.5
Current market2024–2025£373k£434k+16.4%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+2.3% alpha

Weakest performer

Terraced

+0.2% alpha

Semi-detached+2.3% α
Local
10.3%
District
8%
Terraced+0.2% α
Local
6.5%
District
6.3%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position75

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
11 min walk
East CroydonNational Rail
11 min walk
East Croydon Tram StopTram
12 min walk
West Croydon Tram StopTram
13 min walk
Wellesley Road Tram StopTram
13 min walk
No bus stops within 400m

43

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 park454m
Santander docks (800m)0
Nearest cycle dock5.0 km

Nearby car parks

🅿️
Cherry Orchard Garden Centre
454m
🅿️
Ruskin Square plots E-F
716m
🅿️
Ruskin Square· no
774m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.7 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 10%
Less green space than 78% of London

Nearest SSSI: Croham Hurst SSSI — 3.4 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

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 · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

14

Parks (1km)

14

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

7

Convenience

No pubs within 400m — nearest: The Windmill (335 m)

Nearest supermarketCooperative Food · 265 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

737m

Post office

Nearby shops

Lower Addiscombe Meat & Grocery Shop213 m
Rose Food & Wine221 m
Sabaratnam Super Foods239 m
Orchard Food & Wine302 m

Nearby cafes

Moliceino229 m
2 Brothers Cafe354 m
Casablanca368 m
Tota Cafe371 m

Nearby restaurants

The Banana Leaf213 m
Mei Fo House215 m
Newroz Grill219 m
Zenith Fried Chicken238 m

Nearby pubs

The Windmill335 m
The Builders Arms381 m
The Orchard420 m
The Oval Tavern489 m

Nearby gyms

#Merky FC HQ985 m

Nearby pharmacies

Croychem Pharmacy248 m
Allcorn Chemist364 m

Nearby health

Dr Shah and Partners262 m
Orchard Dental Practice324 m
St. James Medical Centre375 m
Banning Dental823 m
Food hygiene (5-star)50% of 95

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

CHINOV LTD
ELY-D SERVICE LIMITED
MIZIYASOFT LTD

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months2

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

17/100

Velocity score

Future outlook

34.9

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,384m
Crossrail 2 route9,296m

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)
6
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)
471
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)

Milton House, 2, Milton House, 2, Milton Road, 43 Gloucester Road, Croydon, CR0 2BP81 homes
completed
Milton House, Milton House, Milton Road, Croydon, CR0 2BL25 homes
completed
13, 13, LESLIE PARK ROAD, CR0 6TN19 homes
completed
133, 133, Cherry Orchard Road, Croydon, CR0 6BE16 homes
completed
133, 133, Cherry Orchard Road, Croydon, CR0 6BE15 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 6DB

Full postcodeCR0 6DB
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe West
Latitude51.382691
Longitude-0.087808
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