Addiscombe West · Croydon · Croydon East constituency · 51.38364, -0.08616

CR0 6EW— Addiscombe West, Croydon

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

Top-rated schools set this area apart

 

Schools 100%Safety 87/100Transport 37/100Low yield 3.03%Only 4 sales — thin data

Best for: Families

Compare areas

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

Liveability
55
Safety
87
Schools
90
Transport
37
Environment
64
Investment
38

Location

CR0 6EW

Key facts for CR0 6EW

Full postcodeCR0 6EW
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe West
Latitude51.383644
Longitude-0.086159
Parliamentary constituencyCroydon East
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
ExcellentNeutralRisk: Low

London Benchmarks

vs London avg price-4.9% vs London avg
vs London income+1.2% vs London avg
vs London crime-52.3% vs London avg

Deep-dive guides for CR0 6EW

🛡️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

“Top-rated schools set this area apart”

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How CR0 6EW 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 · 5 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 · 7 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

31.0 incidents per 1,000 residents

Better than 78% of London
→ Stable

+100% vs borough

Crime by type

Other31%
Violence & sexual offences27%
Anti-social behaviour24%
Drug offences8%
Vehicle crime5%
Theft2%
Robbery2%
Burglary2%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 52% below London average

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.

£494,500

Median sale price

5% below London median

£494,500 is 5% below the London median (£520,000)

+11.8%

This year

Flat

Dominant type

Price history

5-year change
+2.5%
Sales (24 months)4
New build0.0%
Avg semi-detached£470,000
Avg terraced£514,000
Price per m²£5,434/m²
Price per ft²£505/ft²
Avg floor area91 m²

EPC breakdown

C
3%
D
16%
E
14%
F
3%

Based on 36 properties · Confidence: high

Street mix

Semi 9%Terraced 32%Detached 7%Flat 52%

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£12,225
First-time buyerFTB
£3,475
Additional propertyBTL/2nd
£27,060

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

11.6×

Price-to-income

£2,474/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£227,500
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, no insulation (assumed)
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

Nearby stations

🚂
SelhurstNational Rail
12 min walk
🚃
Lebanon Road Tram StopTram
12 min walk
🚃
Addiscombe Tram StopTram
12 min walk
🚃
East Croydon Tram StopTram
13 min walk
🚃
Blackhorse Lane Tram StopTram
14 min walk
🚌3 bus routes · 6 stops within 400m · 47 buses/hr peak

42

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park494m
Santander docks (800m)0
Nearest cycle dock5.7 km

Nearby car parks

🅿️
Cherry Orchard Garden Centre
584m

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 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: 11.7 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 10%
Less green space than 81% of London

Nearest SSSI: Croham Hurst SSSI — 3.5 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

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

15

Parks (1km)

14

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Builders Arms (464 m)

Nearest supermarketCooperative Food · 357 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

612m

Post office

Nearby shops

Rose Food & Wine351 m
Sabaratnam Super Foods352 m
Lower Addiscombe Meat & Grocery Shop355 m
Orchard Food & Wine407 m

Nearby cafes

Moliceino350 m
Casablanca492 m
Tota Cafe502 m
2 Brothers Cafe505 m

Nearby restaurants

Newroz Grill351 m
Zenith Fried Chicken352 m
The Banana Leaf360 m
Mei Fo House365 m

Nearby pubs

The Builders Arms464 m
The Windmill488 m
The Orchard551 m
Two Brewers601 m

Nearby pharmacies

Croychem Pharmacy370 m
Allcorn Chemist509 m

Nearby health

Dr Shah and Partners343 m
Orchard Dental Practice437 m
St. James Medical Centre516 m
Banning Dental976 m
Food hygiene (5-star)46% of 83

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
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

2M INSULATIONS LTD
67 HOMES LTD
RISE YOUTH GROUP LIMITED

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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
3.03% (average)London avg: 3.8%Below average yield — bottom 62%
Gentrification score15/100
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

30.2

Price growth score

D
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,230m
Crossrail 2 route9,348m

Demographics

22 Apr

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,631 nationally

1,902

Est. population

17,424/km²

59%

Employed

39%

Degree educated

£42,500

Median income

5.5%

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%
Price vs London-4.9%

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)
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 (£494,500)

£12,225

Standard buyer

£3,475

First-time buyer

Save £8,750

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 6EW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £494,500 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 £495k 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
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