Addiscombe West · Croydon · Croydon East constituency · 51.38429, -0.08513

CR0 6EQ— Addiscombe West, Croydon

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

Under-the-radar value

 

Schools 100%Safety 84/100Transport 38/100Yield 5.59%Only 3 sales — thin data

Best for: Families

Compare areas

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

Liveability
53
Safety
84
Schools
90
Transport
38
Environment
65
Investment
56

Location

CR0 6EQ

Key facts for CR0 6EQ

Full postcodeCR0 6EQ
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe West
Latitude51.384293
Longitude-0.085126
Parliamentary constituencyCroydon East
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
ExcellentCautiousRisk: Low

London Benchmarks

vs London avg price-48.4% vs London avg
vs London income+3.6% vs London avg
vs London crime+1.4% vs London avg

Deep-dive guides for CR0 6EQ

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

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How CR0 6EQ 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 · 4 min walk

KS2: 103.0

★★

Secondary

Ark Blake Academy

Good · 4 min walk

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 8 min walk

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

Safety

2 Jun

Crime rates and local incidents

MEDIUM CRIME

65.9 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

+325% vs borough

Crime by type

Other32%
Violence & sexual offences23%
Anti-social behaviour23%
Vehicle crime9%
Drug offences5%
Robbery5%
Burglary2%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

Crime is +1% above London average

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 3 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£268,500

Median sale price

Bottom 25% — 48% below London median

£268,500 is 48% below the London median (£520,000)

+117.2%

This year

Flat

Dominant type

Price history

5-year change
-42.7%
Sales (24 months)3
New build0.0%
Avg terraced£370,000
Avg flat£268,500
Price per m²£2,990/m²
Price per ft²£278/ft²
Avg floor area89.8 m²

EPC breakdown

C
6%
D
18%
E
5%
F
1%
G
1%

Based on 31 properties · Confidence: high

Street mix

Semi 14%Terraced 41%Flat 46%

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£925
First-time buyerFTB
£0
Additional propertyBTL/2nd
£8,980

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

6.2×

Price-to-income

£1,343/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£224,500
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

Transport

1 May

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
11 min walk
🚃
Addiscombe Tram StopTram
12 min walk
🚃
Lebanon Road Tram StopTram
13 min walk
🚃
Blackhorse Lane Tram StopTram
13 min walk
🚃
Sandilands Tram StopTram
14 min walk
🚌2 bus routes · 5 stops within 400m · 29 buses/hr peak

30

Walkability score

0

Santander docks (800m)

Central London commute times

London Bridge ★43 min
Victoria50 min ↑
Waterloo48 min ↑
Canary Wharf56 min ↑
City55 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park506m
Santander docks (800m)0
Nearest cycle dock5.7 km

Nearby car parks

🅿️
Cherry Orchard Garden Centre
673m

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

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 18.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 92% 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 AONB6% green spaceTree canopy: 10%
Below average green space

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

5

GPs within 1km

6

Dentists within 1km

5

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)

13

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Builders Arms (538 m)

Nearest supermarketCooperative Food · 439 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

542m

Post office

Nearby shops

Sabaratnam Super Foods441 m
Rose Food & Wine446 m
Lower Addiscombe Meat & Grocery Shop454 m
Orchard Food & Wine492 m

Nearby cafes

Moliceino442 m
Casablanca583 m
Tota Cafe595 m
2 Brothers Cafe604 m

Nearby restaurants

Zenith Fried Chicken443 m
Newroz Grill447 m
Thanh Bistro460 m
The Banana Leaf460 m

Nearby pubs

The Builders Arms538 m
Two Brewers576 m
The Windmill588 m
The Alma Tavern629 m

Nearby pharmacies

Croychem Pharmacy462 m
Allcorn Chemist606 m

Nearby health

Dr Shah and Partners422 m
Orchard Dental Practice525 m
St. James Medical Centre611 m
Food hygiene (5-star)47% of 77

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

37 STRETTON ROAD LIMITED
THE SPA BEAUTY ACADEMY UK LTD

Investment

Investment grade, yield and market outlook

56

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
5.59% (good)London avg: 3.8%Strong yield — top 14% of London
Gentrification score7/100
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

35.6

Price growth score

D
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,130m
Crossrail 2 route9,377m

Demographics

22 Apr

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

6.5%

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%
Price vs London-48.4%

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)
3
Borough approval rate
69%
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
81 homes · Milton House, 2, Milton House, 2, Milton Road, 43 Gloucester Road, Croydon, CR0 2BP
Pipeline pressure
LOW

Named schemes (500m)

2-132, 2-132, GORDON CRESCENT, CRO58 homes
completed
Kendall House & Kendall Court, 71, Kendall House & Kendall Court, 71, Lower Addiscombe Road, Croydon, CR028 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£268,500)

£925

Standard buyer

£0

First-time buyer

Save £925

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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The bottom line

CR0 6EQ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £268,500 median — a strong choice for Families.

Less suited to Car-free commuters.

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Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

What else could £269k buy?

Similar-priced postcodes — sorted by transport score.

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Data freshness

When each data source was last updated

92%

Confidence score

11/12

Pillars populated

High reliability
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
ptal17 Apr
seed17 Apr
crime2 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
parking4 May
schools1 May
stats199 Jun
streets18 Apr
planning1 Jun
property1 May
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rail services21 Apr
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
companies house18 Apr
housing pipeline18 Apr
population density18 Apr
surface water flood18 Apr

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