Addiscombe West · Croydon · Croydon East constituency · 51.38449, -0.08275

CR0 6EE— Addiscombe West, Croydon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 36/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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

Liveability
55
Safety
78
Schools
90
Transport
36
Environment
69
Investment
46

The bottom line

CR0 6EE 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 6EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime+23.0% vs London avg

Deep-dive guides for CR0 6EE

🛡️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 6EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

John Wood School & Nursery

Not yet inspected · 2 min walk

KS2: 103.0

★★

Secondary

Ark Blake Academy

Good · Inspected Feb 2023 · 5 min walk

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

80.2 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+23% vs borough

Crime by type

Violence & sexual offences26%
Other21%
Vehicle crime19%
Anti-social behaviour19%
Burglary8%
Drug offences4%
Robbery2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 1.4km

Crime is +23% above 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£5,060/m²
Price per ft²£470/ft²
Avg floor area85 m²

EPC breakdown

C
9%
D
27%
E
7%

Based on 43 properties · Confidence: high

Street mix

Semi 14%Terraced 79%Flat 8%

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£212,500
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 CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.9%

Total change

+949%

Market Activity

Price Velocity & Acceleration

Current Velocity

+57.3%

per year

Acceleration

+64.14

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 64 sales

Property Type Mix

Total: 64 sales

Semi-detached14.1%
Terraced79.7%
Flat/maisonette6.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£120k+95.1%2.2
Post-dot-com plateau2001–2004£129k£204k+57.7%4
Pre-crash peak2006–2007£183k£229k+25%3.5
GFC & correction2008–2011£231k£211k-8.6%2.2
Help-to-Buy recovery2013–2016£270k£419k+55.5%2.2
Brexit uncertainty2018–2019£460k£343k-25.5%1.5
Pandemic surge2020–2021£395k£416k+5.3%1.5
Rate-rise correction2022–2023£420k£440k+4.8%2
Current market2025–2026£410k£645k+57.3%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
6.7%
District
6.3%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
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
Selhurst→ Victoria· 7 tph
27 min

Nearby stations

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

18

Walkability score

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park378m
Santander docks (800m)0
Nearest cycle dock5.0 km

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: 11.6 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 83% of London

Nearest SSSI: Croham Hurst SSSI — 3.6 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

4

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

12

Parks (1km)

10

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Alma Tavern (589 m)

Nearest supermarketCooperative Food · 522 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)

0

Cinemas (2km)

382m

Post office

Nearby shops

Sabaratnam Super Foods539 m
Rose Food & Wine557 m
Lower Addiscombe Meat & Grocery Shop575 m
Orchard Food & Wine577 m

Nearby cafes

Moliceino547 m
Casablanca678 m
Tota Cafe696 m
2 Brothers Cafe759 m

Nearby restaurants

Pizza Napolitana539 m
Zenith Fried Chicken542 m
Spice Corner550 m
Thanh Bistro552 m

Nearby pubs

The Alma Tavern589 m
The Builders Arms599 m
Two Brewers671 m
The Windmill740 m

Nearby gyms

#Merky FC HQ933 m

Nearby pharmacies

Croychem Pharmacy565 m
Allcorn Chemist764 m

Nearby health

Dr Shah and Partners498 m
Orchard Dental Practice614 m
St. James Medical Centre772 m
Food hygiene (5-star)46% of 72

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

2 RYMER ROAD LIMITED
DIGITOILE LTD
INSPIRE IT SOLUTIONS LTD
LALITA LIMITED
LYN ACADEMY LTD

+2 more

Investment

Investment grade, yield and market outlook

46

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months2

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

17/100

Velocity score

Future outlook

40.8

Price growth score

D
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,980m
Crossrail 2 route9,514m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,018 nationally

1,684

Est. population

16,987/km²

69%

Employed

43%

Degree educated

£43,500

Median income

6.0%

Claimant rate

SuburbanVery high densityEstablished mixed

43

Community stability

Age profile

26%
21%
27%
17%
Under 1826%
18–3421%
35–4927%
50–6417%
65+9%

Tenure

19%
34%
31%
14%
Own outright19%
Own (mortgage)35%
Private rent31%
Social rent14%
Shared ownership1%

Ethnicity

39%
14%
19%
White British39%
White Other13%
Asian14%
Black19%
Mixed12%
Other3%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine18%
No car household36%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent31%
Social rent14%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
2
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)

ADJOINING ADDISCOMBE BR STN & RAIL LINE, ADJOINING ADDISCOMBE BR STN & RAIL LINE, LOWER ADDISCOMBE ROAD, CR065 homes
completed
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

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 6EE

Full postcodeCR0 6EE
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe West
Latitude51.384488
Longitude-0.082746
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