Addiscombe West · Croydon · Croydon East constituency · 51.38614, -0.08424

CR0 6DQ— Addiscombe West, Croydon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 39/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
55
Safety
82
Schools
90
Transport
39
Environment
69
Investment
41

The bottom line

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how CR0 6DQ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how CR0 6DQ meets your needs.

Location

CR0 6DQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for CR0 6DQ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare CR0 6DQ with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How CR0 6DQ 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 · 3 min walk

KS2: 103.5

★★

Secondary

Ark Blake Academy

Good · Inspected Feb 2023 · 7 min walk

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

Top 10% — exceptional provision

Childcare

★★

Childcare

Selhurst Nursery School and Children's Centre

Good · 8 min walk

8 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 · 1.5km

Crime is 16% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£3,266/m²
Price per ft²£303/ft²
Avg floor area73.2 m²

EPC breakdown

B
2%
C
17%
D
9%
E
3%
G
1%

Based on 32 properties · Confidence: high

Street mix

Semi 3%Terraced 15%Flat 79%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)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£183,000
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 DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+4.9%

Total change

+246%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.3%

per year

Acceleration

+8.79

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached3.4%
Terraced17.2%
Flat/maisonette79.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£65k£65k-0.5%2
Post-dot-com plateau2001–2004£85k£154k+81.2%1.8
Pre-crash peak2005–2006£147k£139k-5.3%2.5
GFC & correction2008–2011£248k£140k-43.5%1
Help-to-Buy recovery2013–2016£143k£232k+62.2%1.2
Brexit uncertainty2017–2017£283k£283k+0%3
Pandemic surge2020–2020£240k£240k+0%1
Current market2024–2024£225k£225k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
7.9%
District
7.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing3
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
9 min walk
Blackhorse Lane Tram StopTram
12 min walk
Addiscombe Tram StopTram
13 min walk
Lebanon Road Tram StopTram
15 min walk
Sandilands Tram StopTram
16 min walk
No bus stops within 400m

20

Walkability score

1

Footpaths (500m)

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park494m
Santander docks (800m)0
Nearest cycle dock4.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

78%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed411 Mbps
Median download407 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: 11.4 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 83% of London

Nearest SSSI: Croham Hurst SSSI — 3.8 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

6 min walk

71%

Recommend GP

71%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

2

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)

8

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Two Brewers (476 m)

Nearest supermarketCooperative Food · 653 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)

544m

Post office

Nearby shops

Londis503 m
Sabaratnam Super Foods656 m
Rose Food & Wine658 m
Lower Addiscombe Meat & Grocery Shop663 m

Nearby cafes

Moliceino656 m
Station Cafe688 m
2 Brothers Cafe779 m
Casablanca797 m

Nearby restaurants

Zenith Fried Chicken657 m
Newroz Grill659 m
The Banana Leaf667 m
Mei Fo House671 m

Nearby pubs

Two Brewers476 m
White Horse554 m
The Builders Arms750 m
The Windmill767 m

Nearby gyms

#Merky FC HQ722 m

Nearby pharmacies

Croychem Pharmacy676 m
Allcorn Chemist773 m

Nearby health

Dr Shah and Partners635 m
Orchard Dental Practice739 m
St. James Medical Centre771 m
Food hygiene (5-star)48% of 69

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

PIK MANAGEMENT SERVICES LTD
RIMU GROUP LTD
THE DERMAL DOSE LTD
WIGS PET SPA LTD

Investment

Investment grade, yield and market outlook

41

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

38.7

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,968m
Crossrail 2 route9,336m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
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)
2
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)

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
33-37, 33-37, Fullerton Road, CR0 6JD9 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

Live in CR0 6DQ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for CR0 6DQ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

Similar postcodes

Frequently asked questions

📍 Track CR0 6DQ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for CR0 6DQ

Full postcodeCR0 6DQ
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe West
Latitude51.386140
Longitude-0.084244
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