Addiscombe West · Croydon · Croydon East constituency · 51.38186, -0.08608

CR0 6EA— Addiscombe West, Croydon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 37/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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

Liveability
54
Safety
78
Schools
90
Transport
37
Environment
69
Investment
44

The bottom line

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

Less suited to Car-free commuters.

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Location

CR0 6EA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.2% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for CR0 6EA

🛡️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 6EA 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 · 6 min walk

KS2: 103.8

★★

Secondary

Ark Blake Academy

Good · Inspected Feb 2023 · 2 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 · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.4 incidents per 1,000 residents

Better than 63% of London
↑ Rising 161.1%

from a low base — still below London average

-24% vs borough

Crime by type

Other28%
Violence & sexual offences28%
Anti-social behaviour20%
Vehicle crime11%
Drug offences9%
Robbery2%
Burglary2%
Theft1%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Croydon Fire Station · 2.0km

Crime is 24% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£7,126/m²
Price per ft²£662/ft²
Avg floor area82.5 m²

EPC breakdown

B
1%
C
19%
D
37%
E
7%
F
1%

Based on 65 properties · Confidence: high

Street mix

Semi 19%Terraced 11%Detached 5%Flat 63%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£206,250
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)
Roof(another dwelling above)
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

1996–2025 · CAGR

+7.4%

Total change

+694%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.8%

per year

Acceleration

-59.18

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £100k–£125k · 71 sales

Property Type Mix

Total: 71 sales

Detached5.6%
Semi-detached21.1%
Terraced12.7%
Flat/maisonette60.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£66k£79k+19.7%3.2
Post-dot-com plateau2001–2004£233k£126k-45.7%5
Pre-crash peak2005–2007£146k£215k+47.8%3
GFC & correction2008–2012£100k£136k+36%1
Help-to-Buy recovery2013–2014£325k£203k-37.5%2.5
Brexit uncertainty2017–2019£343k£326k-5%1.7
Pandemic surge2020–2021£376k£274k-27%4
Rate-rise correction2022–2022£305k£305k+0%2
Current market2024–2025£500k£524k+4.8%3.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.8% alpha

Weakest performer

Terraced

-3% alpha

Flat/maisonette+1.8% α
Local
7.9%
District
6.1%
Semi-detached+1.6% α
Local
6%
District
4.4%
Terraced-3% α
Local
2%
District
5%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
East Croydon

Nearby stations

Lebanon Road Tram StopTram
9 min walk
East CroydonNational Rail
11 min walk
East Croydon Tram StopTram
11 min walk
Addiscombe Tram StopTram
12 min walk
Sandilands Tram StopTram
12 min walk
No bus stops within 400m

43

Walkability score

0

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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park541m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
Cherry Orchard Garden Centre
577m
🅿️
Ruskin Square plots E-F
737m

Connectivity

Broadband and mobile coverage

100%

Full fibre

99%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed495 Mbps
Median download448 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: 11.9 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 85% 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

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

2 min walk

71%

Recommend GP

71%

Overall GP experience

6

GPs within 1km

6

Dentists within 1km

6

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

13

Parks (1km)

14

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

7

Convenience

Nearest supermarketCooperative Food · 161 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

644m

Post office

Nearby shops

Sabaratnam Super Foods167 m
Rose Food & Wine185 m
Lower Addiscombe Meat & Grocery Shop209 m
Orchard Food & Wine214 m

Nearby cafes

Moliceino174 m
Casablanca309 m
Tota Cafe325 m
2 Brothers Cafe447 m

Nearby restaurants

Zenith Fried Chicken170 m
Thanh Bistro183 m
Spice Corner183 m
Newroz Grill189 m

Nearby pubs

The Builders Arms266 m
The Orchard373 m
The Oval Tavern410 m
The Windmill422 m

Nearby gyms

#Merky FC HQ1.1 km

Nearby pharmacies

Croychem Pharmacy192 m
Allcorn Chemist468 m

Nearby health

Dr Shah and Partners145 m
Orchard Dental Practice248 m
St. James Medical Centre486 m
Banning Dental829 m
Food hygiene (5-star)46% of 81

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
1
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

43 MORLAND AVENUE RESIDENTS LIMITED
APCON MEDIA LIMITED
CAPITAL DIPOR EXZIE LIMITED
CROYDON JUDO CLUB LIMITED
M&K TRAINING LTD

+8 more

Investment

Investment grade, yield and market outlook

44

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 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

29.2

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,337m
Crossrail 2 route9,446m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,631 nationally

1,902

Est. population

17,424/km²

59%

Employed

39%

Degree educated

£42,500

Median income

6.6%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

36

Community stability

Age profile

24%
24%
20%
19%
Under 1825%
18–3424%
35–4920%
50–6419%
65+13%

Tenure

14%
19%
34%
31%
Own outright14%
Own (mortgage)19%
Private rent34%
Social rent31%
Shared ownership2%
Rent free0%

Ethnicity

30%
20%
24%
White British30%
White Other12%
Asian20%
Black24%
Mixed11%
Other4%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine22%
No car household49%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent34%
Social rent31%

vs. London

Income vs London+1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
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)
5
Largest scheme
290 homes · Galaxy House, 41, Galaxy House, 41, Cherry Orchard Road, Croydon, CR9 6BY
Pipeline pressure
LOW

Named schemes (500m)

2-132, 2-132, GORDON CRESCENT, CRO58 homes
completed
Innova (former Camden Motors Site), 98-100, Innova (former Camden Motors Site), 98-100, LOWER ADDISCOMBE ROAD, CR9 6AE34 homes
completed
Kendall House & Kendall Court, 71, Kendall House & Kendall Court, 71, Lower Addiscombe Road, Croydon, CR028 homes
completed
13, 13, LESLIE PARK ROAD, CR0 6TN19 homes
completed
133, 133, Cherry Orchard Road, Croydon, CR0 6BE16 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 6EA

Full postcodeCR0 6EA
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe West
Latitude51.381862
Longitude-0.086075
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