Addiscombe West · Croydon · Croydon East constituency · 51.38539, -0.08484

CR0 6DF— Addiscombe West, Croydon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 38/100Low yield 3.41%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
56
Safety
82
Schools
90
Transport
38
Environment
69
Investment
39

The bottom line

CR0 6DF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £440,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

CR0 6DF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-15.4% vs London avg
vs London income+3.6% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for CR0 6DF

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How CR0 6DF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Robert Fitzroy Academy

Not yet inspected · 4 min walk

KS2: 103.5

★★

Secondary

Ark Blake Academy

Good · Inspected Feb 2023 · 6 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 · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.9 incidents per 1,000 residents

Better than 58% of London
→ Stable

-16% vs borough

Crime by type

Violence & sexual offences32%
Anti-social behaviour23%
Other15%
Vehicle crime13%
Drug offences10%
Burglary5%
Robbery2%
Theft0%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 1.6km

Crime is 16% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£440,000

Median sale price

15% below London median

£440,000 is 15% below the London median (£520,000)

-27.6%

This year

Semi-detached

Dominant type

Price history

5-year change
+10.0%
Sales (24 months)5
New build0.0%
Avg semi-detached£450,000
Avg terraced£437,500
Avg flat£322,000
Price per m²£5,057/m²
Price per ft²£470/ft²
Avg floor area87.4 m²

EPC breakdown

C
2%
D
27%
E
7%
F
1%

Based on 37 properties · Confidence: high

Street mix

Semi 45%Terraced 37%Flat 18%

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£9,500
First-time buyerFTB
£750
Additional propertyBTL/2nd
£22,700

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

10.1×

Price-to-income

£2,201/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£218,500
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+-0.3%

Total change

-10%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.2%

per year

Acceleration

-26.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 81 sales

Property Type Mix

Total: 81 sales

Semi-detached46.9%
Terraced35.8%
Flat/maisonette17.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£357k£101k-71.7%2.7
Post-dot-com plateau2001–2004£134k£206k+52.8%4
Pre-crash peak2005–2007£218k£178k-18.3%3.7
GFC & correction2008–2012£242k£203k-16.3%1.8
Help-to-Buy recovery2013–2016£223k£365k+64%2.8
Brexit uncertainty2017–2019£365k£318k-13%1
Pandemic surge2020–2021£395k£400k+1.3%3
Rate-rise correction2022–2023£440k£453k+3%2
Current market2024–2026£445k£322k-27.6%1.7

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Weakest performer

Semi-detached

-0.8% alpha

Flat/maisonette+1.4% α
Local
9.4%
District
8%
Terraced+0.7% α
Local
7.9%
District
7.2%
Semi-detached-0.8% α
Local
5.9%
District
6.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing15
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Selhurst→ Victoria· 7 tph
27 min

Nearby stations

SelhurstNational Rail
10 min walk
Blackhorse Lane Tram StopTram
12 min walk
Addiscombe Tram StopTram
13 min walk
Lebanon Road Tram StopTram
14 min walk
Sandilands Tram StopTram
16 min walk
No bus stops within 400m

24

Walkability score

0

Santander docks (800m)

4.9 km

Nearest cycle dock

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park472m
Santander docks (800m)0
Nearest cycle dock4.9 km

Nearby car parks

🅿️
Cherry Orchard Garden Centre
739m

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 waterLOW
Low
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: 11.5 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 10%
Less green space than 82% of London

Nearest SSSI: Croham Hurst SSSI — 3.7 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

5 min walk

71%

Recommend GP

71%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

4

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

13

Parks (1km)

12

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Two Brewers (496 m)

Nearest supermarketCooperative Food · 563 m
1 tennis courts1 sports halls

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)

0

Cinemas (2km)

548m

Post office

Nearby shops

Londis534 m
Sabaratnam Super Foods564 m
Rose Food & Wine566 m
Lower Addiscombe Meat & Grocery Shop570 m

Nearby cafes

Moliceino564 m
2 Brothers Cafe693 m
Casablanca705 m
Tota Cafe716 m

Nearby restaurants

Zenith Fried Chicken565 m
Newroz Grill567 m
The Banana Leaf575 m
Mei Fo House578 m

Nearby pubs

Two Brewers496 m
White Horse574 m
The Builders Arms662 m
The Windmill680 m

Nearby gyms

#Merky FC HQ770 m

Nearby pharmacies

Croychem Pharmacy583 m
Allcorn Chemist689 m

Nearby health

Dr Shah and Partners546 m
Orchard Dental Practice648 m
St. James Medical Centre690 m
Food hygiene (5-star)47% of 79

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AMPLIFY GLOBAL LIMITED
AU AND CO CONSULTING LTD
AU AND CO HOLDINGS LTD
CHARLES AMPONSAH PROPERTIES LTD
DAVIDSON ROAD (FREEHOLD) COMPANY LIMITED

+7 more

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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
3.4% (average)London avg: 3.8%Below average yield — bottom 52%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

44.7

Price growth score

D
Low

Development pressure

High

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,046m
Crossrail 2 route9,338m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,732 nationally

1,495

Est. population

14,513/km²

61%

Employed

42%

Degree educated

£43,500

Median income

8.7%

Claimant rate

SuburbanHigh densityEstablished mixed

48

Community stability

Age profile

28%
20%
22%
20%
Under 1828%
18–3420%
35–4922%
50–6420%
65+10%

Tenure

22%
36%
23%
19%
Own outright22%
Own (mortgage)36%
Private rent23%
Social rent19%
Shared ownership1%

Ethnicity

31%
14%
31%
White British31%
White Other11%
Asian14%
Black31%
Mixed10%
Other4%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine18%
No car household32%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Private rent23%
Social rent19%

vs. London

Income vs London+3.6%
Price vs London-15.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
2
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)
5
Largest scheme
223 homes · R/O JOINERY WORKS &, 281-635, R/O JOINERY WORKS &, 281-635, DAVIDSON ROAD, SUTTON GARDENS, SE25
Pipeline pressure
LOW

Named schemes (500m)

2-132, 2-132, GORDON CRESCENT, CRO58 homes
completed
Land Adj to 134, Land Adj to 134, Canal Walk, Davidson Road, Addiscombe, CR0 6BZ22 homes
completed
281-329, 281-329, Davidson Road, Croydon, CR0 6DQ15 homes
completed
97-99, 97-99, Stretton Road, Croydon, CR0 6ET12 homes
completed
31-33, 31-33, Morland Avenue, Croydon, CR0 6EA11 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£440,000)

£9,500

Standard buyer

£750

First-time buyer

Save £8,750

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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Compare Croydon with nearby boroughs:

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Key facts for CR0 6DF

Full postcodeCR0 6DF
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe West
Latitude51.385394
Longitude-0.084835
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