Addiscombe East · Croydon · Croydon East constituency · 51.37980, -0.07501

CR0 6FF— Addiscombe East, Croydon

Location and area intelligence for CR0 6FF, Addiscombe East, Croydon

The practical family move

 

Schools 100%Safety 75/100Transport 29/100Yield 4.46%

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
75
Schools
90
Transport
29
Environment
70
Investment
58

The bottom line

CR0 6FF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

CR0 6FF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime-6.0% vs London avg

Deep-dive guides for CR0 6FF

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How CR0 6FF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Woodside Primary School

Not yet inspected · 7 min walk

KS2: 104.1

★★

Secondary

Ark Blake Academy

Good · Inspected Feb 2023 · 8 min walk

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 8 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

61.0 incidents per 1,000 residents

Better than 53% of London
↑ Rising 1750.0%

-6% vs borough

Crime by type

Other28%
Anti-social behaviour26%
Violence & sexual offences25%
Vehicle crime9%
Drug offences5%
Burglary5%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 1.1km

Crime is 6% below London average

Property

Prices, sales volume and market trends

Avg floor area46 m²

EPC breakdown

C
8%
D
3%

Based on 11 properties · Confidence: medium

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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£115,000
Rebuild cost per m²£2,500/m²

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

Construction era2021
WallsAverage thermal transmittance 0.24 W/m²K
Roof(another dwelling above)
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2023 · CAGR

+2.7%

Total change

+57%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.7%

per year

Acceleration

-93.45

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£175k£175k+0%1
Help-to-Buy recovery2013–2016£190k£334k+75.8%1
Rate-rise correction2023–2023£275k£275k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Norwood Junction

Nearby stations

Addiscombe Tram StopTram
2 min walk
Sandilands Tram StopTram
7 min walk
Blackhorse Lane Tram StopTram
8 min walk
Lebanon Road Tram StopTram
11 min walk
Woodside Tram StopTram
13 min walk
No bus stops within 400m

27

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★37 min
Victoria41 min ↑
Waterloo54 min ↑
Canary Wharf52 min ↑
City50 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park300m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
Co-operative Food Parking· no
460m

Connectivity

Broadband and mobile coverage

88%

Full fibre

88%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed440 Mbps
Median download429 Mbps
Superfast coverage88%
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.2 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 3.1 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

STOVELL HOUSE SURGERY

188 LOWER ADDISCOMBE ROAD, ADDISCOMBE, CR0 6AH

1 min walk

93%

Recommend GP

93%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.3 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

16

Parks (1km)

11

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketTesco Express · 860 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

476m

Post office

Nearby shops

Sainsbury's Local233 m
Day 1 Food & Wine274 m
Coughlans Bakery391 m
V A Gibson Butchers398 m

Nearby cafes

Cafe Adagio93 m
The Tram Stop Cafe121 m
Saucy Sausage Cafe226 m
Top Star Diner452 m

Nearby restaurants

Brothers Kebab44 m
Pizza On Line166 m
Greggs210 m
KFC215 m

Nearby pubs

The Claret & Ale94 m
The Alma Tavern402 m
The Builders Arms759 m
The Cricketers792 m

Nearby gyms

Sandilands Club1.1 km

Nearby pharmacies

Boots223 m
Addiscombe Pharmacy486 m

Nearby health

Croydon Dental Practice195 m
Rosewood Dental592 m
Food hygiene (5-star)57% of 70

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

R & C KITCHEN LTD

Investment

Investment grade, yield and market outlook

58

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

34.3

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,843m
Crossrail 2 route10,234m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,739 nationally

1,819

Est. population

13,617/km²

70%

Employed

44%

Degree educated

£43,500

Median income

4.0%

Claimant rate

Inner cityHigh densityOwner occupiers / families

52

Community stability

Age profile

21%
22%
23%
22%
Under 1821%
18–3422%
35–4923%
50–6422%
65+13%

Tenure

31%
40%
23%
Own outright31%
Own (mortgage)40%
Private rent23%
Social rent4%
Shared ownership1%

Ethnicity

41%
14%
21%
White British41%
White Other14%
Asian11%
Black21%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine18%
No car household32%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent24%
Social rent4%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
4
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
1
Under construction
0
Completed (3yr)
24
Largest scheme
67 homes · 13-27, 13-27, Grant Road, Croydon, CR0 6PJ
Pipeline pressure
LOW

Named schemes (500m)

83, 83, TEEVAN ROAD, CR0 6RQ42 homes
completed
Pavement Square, Pavement Square, Lower Addiscombe Road, Croydon, CR0 6RP40 homes
completed
176, 176, MORLAND ROAD, CR024 homes
completed
173, 173, Lower Addiscombe Road, Croydon, CR0 6PZ14 homes
completed
REAR OF, 68, REAR OF, 68, HAVELOCK ROAD, CR0 6QP10 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
22.0%
Ward turnout
43%
Election year
2022
MP
Natasha Irons (Labour)
MP majority
6,825
Constituency
Croydon East

Councillors

Jeet BainsConservative
Maddie HensonLabour

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Key facts for CR0 6FF

Full postcodeCR0 6FF
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe East
Latitude51.379802
Longitude-0.075010
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