Addiscombe West · Croydon · Croydon East constituency · 51.37782, -0.09176

CR0 6FD— Addiscombe West, Croydon

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 63/100Transport 57/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
63
Schools
60
Transport
57
Environment
68
Investment
56

The bottom line

CR0 6FD offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: very high noise (60 dB) — check proximity to rail lines.

Less suited to Families.

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Location

CR0 6FD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+1.2% vs London avg
vs London crime+107.0% vs London avg

Deep-dive guides for CR0 6FD

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

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“High-connectivity investment target”

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How CR0 6FD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Ark Oval Primary Academy

Not yet inspected · Inspected Jun 2025 · 2 min walk

KS2: 103.8

—

Secondary

St Mary's Catholic High School

Not yet inspected · 7 min walk

P8: +0.40A8: 39.7

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 · 7 min walk

5 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

134.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 315.8%

+107% vs borough

Crime by type

Other35%
Violence & sexual offences24%
Anti-social behaviour14%
Vehicle crime8%
Drug offences5%
Robbery5%
Burglary5%
Theft4%

Stop & search

6.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Croydon Fire Station · 1.4km

Crime is +107% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,235/m²
Price per ft²£486/ft²
Avg floor area65.9 m²

EPC breakdown

B
41%

Based on 41 properties · Confidence: high

Street mix

Flat 100%

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£164,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2017
WallsAverage thermal transmittance 0.23 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £2,083
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2025 · CAGR

+-3%

Total change

-22%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.5%

per year

Acceleration

+4.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 46 sales

Property Type Mix

Total: 46 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2018£441k£395k-10.4%19.5
Pandemic surge2020–2021£440k£425k-3.4%1.5
Rate-rise correction2022–2022£405k£405k+0%1
Current market2024–2025£365k£345k-5.5%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Flat/maisonette-1.2% α
Local
-2.7%
District
-1.5%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
East Croydon→ London Bridge· 16 tph
15 min

Nearby stations

East CroydonNational Rail
3 min walk
East Croydon Tram StopTram
4 min walk
Wellesley Road Tram StopTram
6 min walk
Lebanon Road Tram StopTram
7 min walk
George Street Tram StopTram
8 min walk
14 bus routes · 8 stops within 400m · 154 buses/hr peak

68

Walkability score

69

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★31 min
Victoria36 min ↓
Waterloo48 min ↑
Canary Wharf49 min ↑
City44 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

17

Car parks (800m)

4

EV chargers (800m)

Nearest car park182m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
Ruskin Square plots E-F
182m
🅿️
Ruskin Square· no
246m
🅿️
Cherry Orchard Garden Centre
542m
🅿️
Whitgift Car Park
577m
🅿️
Allders
588m

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 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
NoiseVERY HIGH
road · Rail Lden: 60 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.2 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 10%
Less green space than 94% of London

Nearest SSSI: Croham Hurst SSSI — 3.0 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

ST JAMES MEDICAL CENTRE

189A ST. JAMES'S ROAD, CR0 2BZ

6 min walk

69%

Recommend GP

69%

Overall GP experience

9

GPs within 1km

11

Dentists within 1km

4

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

39

Parks (1km)

64

Restaurants (800m)

18

Cafes (800m)

5

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

2

Convenience

Nearest supermarketCooperative Food · 467 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.2km

Post office

Nearby shops

Sainsbury's Local306 m
Premier Express Varshni Convenience Store315 m
WHSmith Express316 m
Co-op Food321 m

Nearby cafes

Tasty Bites157 m
AMT Coffee166 m
Starbucks179 m
Pumpkin195 m

Nearby restaurants

Marmaris Grill173 m
Mr Chippy268 m
Pizza 2 Night298 m
Trickle299 m

Nearby pubs

The Porter and Sorter201 m
The Orchard245 m
Bedford Tavern255 m
The Oval Tavern295 m

Nearby gyms

The Gym501 m
MYPT Cycle679 m
MYPT Therapy682 m
Reformer Club by MyPT688 m

Nearby pharmacies

Croychem Pharmacy409 m
Allcorn Chemist439 m
Osbon Pharmacy497 m
Superdrug615 m

Nearby health

Banning Dental233 m
Orchard Dental Practice375 m
St. James Medical Centre467 m
All Clear Dental Centre480 m
Food hygiene (5-star)63% of 169

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

BENCHSTRENGTH INTERNATIONAL LIMITED
ORION SURVEYING LTD
SYMBIOSIS GROUP LIMITED

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
4.5% (average)London avg: 3.8%Above average yield
Gentrification score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

72.8

Price growth score

B
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,920m
Crossrail 2 route9,323m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,505 nationally

2,345

Est. population

11,288/km²

71%

Employed

53%

Degree educated

£42,500

Median income

5.3%

Claimant rate

Inner cityHigh densityRenters

32

Community stability

Age profile

21%
33%
24%
14%
Under 1821%
18–3433%
35–4924%
50–6414%
65+8%

Tenure

15%
24%
48%
Own outright15%
Own (mortgage)24%
Private rent48%
Social rent10%
Shared ownership2%
Rent free0%

Ethnicity

31%
19%
22%
16%
White British31%
White Other19%
Asian22%
Black16%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine15%
No car household49%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent48%
Social rent10%

vs. London

Income vs London+1.2%

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)
6
Borough approval rate
68%
Opportunity area
Croydon
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£5.3bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
7
Under construction
0
Completed (3yr)
1541
Largest scheme
937 homes · Land Adjacent To Croydon College College Road Croydon, CR0 1PF
Pipeline pressure
LOW

Named schemes (500m)

Land Adjacent To Croydon College College Road Croydon, CR0 1PF937 homes
completed
Former Essex House, Former Essex House, George Street, Croydon, CR0 1PJ546 homes
completed
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 6BT456 homes
completed
Galaxy House, 41, Galaxy House, 41, Cherry Orchard Road, Croydon, CR9 6BY290 homes
completed
Land adjacent to East Croydon Station, Ruskin Square phase 1, Land adjacent to East Croydon Station, Ruskin Square phase 1, Dingwall Road, Lansdowne Road, Croydon, CR0161 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 6FD

Full postcodeCR0 6FD
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe West
Latitude51.377819
Longitude-0.091762
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