Addiscombe West · Croydon · Croydon East constituency · 51.38177, -0.08704

CR0 6EU— Addiscombe West, Croydon

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

The hidden gem

 

Schools 100%Safety 78/100Transport 46/100Yield 3.73%Only 4 sales — thin data

Best for: Families

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Outstanding schools set this area apart

Liveability
56
Safety
78
Schools
90
Transport
46
Environment
64
Investment
45

Location

CR0 6EU

Key facts for CR0 6EU

Full postcodeCR0 6EU
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe West
Latitude51.381770
Longitude-0.087042
Parliamentary constituencyCroydon East
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
ExcellentPositiveRisk: Low

London Benchmarks

vs London avg price-22.6% vs London avg
vs London income+1.2% vs London avg
vs London crime+10.0% vs London avg

Deep-dive guides for CR0 6EU

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

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“The hidden gem”

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How CR0 6EU 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 · 6 min walk

KS2: 103.8

★★

Secondary

Ark Blake Academy

Good · 3 min walk

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 5 min walk

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

Safety

5 Jun

Crime rates and local incidents

MEDIUM CRIME

71.5 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 31.9%

+361% vs borough

Crime by type

Other35%
Anti-social behaviour23%
Violence & sexual offences20%
Vehicle crime12%
Drug offences5%
Burglary3%
Robbery2%
Theft1%

Stop & search

3.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is +10% 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 4 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£402,500

Median sale price

23% below London median

£402,500 is 23% below the London median (£520,000)

+1.2%

This year

Flat

Dominant type

Price history

5-year change
+25.8%
Sales (24 months)4
New build0.0%
Avg semi-detached£405,000
Avg flat£264,500
Price per m²£4,241/m²
Price per ft²£394/ft²
Avg floor area94.9 m²

EPC breakdown

C
18%
D
30%
E
10%
F
1%

Based on 59 properties · Confidence: high

Street mix

Semi 30%Terraced 13%Flat 56%Other 1%

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£7,625
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,700

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

9.5×

Price-to-income

£2,014/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£237,250
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 potentialModerate

Transport

1 May

Public transport accessibility and links

PTAL 4

Good

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
10 min walk
🚃
East Croydon Tram StopTram
11 min walk
🚃
Sandilands Tram StopTram
12 min walk
🚃
Addiscombe Tram StopTram
12 min walk
🚌4 bus routes · 9 stops within 400m · 92 buses/hr peak

54

Walkability score

4

Footpaths (500m)

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

11

Car parks (800m)

4

EV chargers (800m)

Nearest car park512m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
Cherry Orchard Garden Centre
512m
🅿️
Ruskin Square plots E-F
679m
🅿️
Ruskin Square· no
742m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed493 Mbps
Median download447 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 waterNONE
No assessed surface water flood risk
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: 11.9 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 10%
Less green space than 88% 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

3 min walk

71%

Recommend GP

71%

Overall GP experience

6

GPs within 1km

7

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)

14

Restaurants (800m)

4

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

7

Convenience

Nearest supermarketCooperative Food · 152 m

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

0

Libraries (1km)

1

Cinemas (2km)

711m

Post office

Nearby shops

Rose Food & Wine135 m
Sabaratnam Super Foods135 m
Lower Addiscombe Meat & Grocery Shop149 m
Orchard Food & Wine194 m

Nearby cafes

Moliceino133 m
Casablanca275 m
Tota Cafe285 m
2 Brothers Cafe379 m

Nearby restaurants

Zenith Fried Chicken136 m
Newroz Grill137 m
Thanh Bistro159 m
The Banana Leaf163 m

Nearby pubs

The Builders Arms267 m
The Orchard334 m
The Windmill353 m
The Oval Tavern388 m

Nearby pharmacies

Croychem Pharmacy152 m
Allcorn Chemist400 m

Nearby health

Dr Shah and Partners147 m
Orchard Dental Practice221 m
St. James Medical Centre419 m
Banning Dental775 m
Food hygiene (5-star)46% of 79

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

28 ALEXANDRA RD MGT LTD
A TO Z AUTOMOTIVE LTD
AMARUS LIMITED
BAMBOO RECORDINGS LTD
COSTI SOLUTIONS LTD

+2 more

Investment

Investment grade, yield and market outlook

45

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
3.73% (average)London avg: 3.8%Above average yield
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

High

Demand

Low

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

48

Price growth score

C
Low

Development pressure

High

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,398m
Crossrail 2 route9,391m

Demographics

22 Apr

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,495 nationally

2,140

Est. population

17,963/km²

66%

Employed

42%

Degree educated

£42,500

Median income

7.1%

Claimant rate

Inner cityVery high densityRenters

34

Community stability

Age profile

25%
28%
24%
13%
Under 1825%
18–3428%
35–4924%
50–6413%
65+9%

Tenure

13%
26%
44%
16%
Own outright13%
Own (mortgage)26%
Private rent44%
Social rent16%
Shared ownership0%
Rent free1%

Ethnicity

32%
20%
13%
22%
White British32%
White Other20%
Asian13%
Black22%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine20%
No car household52%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent44%
Social rent16%

vs. London

Income vs London+1.2%
Price vs London-22.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
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)
469
Largest scheme
456 homes · Land Adjacent To East Croydon Station And At, Land Adjacent To East Croydon Station And At, Cherry Orchard Road, Cherry Orchard Gardens, Billington Hill, Croydon, CR0 6BT
Pipeline pressure
LOW

Named schemes (500m)

Milton House, 2, Milton House, 2, Milton Road, 43 Gloucester Road, Croydon, CR0 2BP81 homes
completed
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

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 (£402,500)

£7,625

Standard buyer

£0

First-time buyer

Save £7,625

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 6EU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £402,500 median — a strong choice for Families.

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Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

What else could £403k 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
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
parking4 May
schools1 May
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
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
companies house18 Apr
housing pipeline18 Apr
population density18 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