Addiscombe East · Croydon · Croydon East constituency · 51.38353, -0.06859

CR0 6NJ— Addiscombe East, Croydon

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

The family fortress

 

Schools 75%Safety 81/100Transport 34/100Low yield 2.85%

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
81
Schools
90
Transport
34
Environment
74
Investment
45

The bottom line

CR0 6NJ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £526,250 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

CR0 6NJ

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 avg price+1.2% vs London avg
vs London income+12.4% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for CR0 6NJ

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How CR0 6NJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Thomas Becket Catholic Primary School

Good · Inspected Mar 2022 · 8 min walk

KS2: 106.3

—

Secondary

Oasis Academy Shirley Park

Not yet inspected · Inspected Oct 2024 · 5 min walk

P8: -0.05A8: 42.6

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 14 min walk

5 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

63.0 incidents per 1,000 residents

Better than 52% of London
→ Stable

-3% vs borough

Crime by type

Other33%
Violence & sexual offences26%
Anti-social behaviour13%
Vehicle crime8%
Burglary8%
Drug offences7%
Theft4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 511m

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£526,250

Median sale price

Above London median by 1%

£526,250 is 1% above the London median (£520,000)

+12.5%

This year

Terraced

Dominant type

Price history

5-year change
+9.9%
Sales (24 months)6
New build0.0%
Avg terraced£526,250
Price per m²£5,420/m²
Price per ft²£504/ft²
Avg floor area97.2 m²

EPC breakdown

C
12%
D
9%
E
4%
F
1%

Based on 26 properties · Confidence: medium

Street mix

Semi 6%Terraced 94%

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£13,812
First-time buyerFTB
£5,062
Additional propertyBTL/2nd
£29,600

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

11.1×

Price-to-income

£2,633/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£243,000
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 DAnnual charge £2,083
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.4%

Total change

+579%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.9%

per year

Acceleration

-4.48

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 52 sales

Property Type Mix

Total: 52 sales

Semi-detached5.8%
Terraced94.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£80k£125k+57.2%3
Post-dot-com plateau2001–2003£161k£248k+54.2%1.3
Pre-crash peak2005–2007£240k£304k+26.8%3
GFC & correction2008–2011£233k£250k+7.5%1.3
Help-to-Buy recovery2013–2016£263k£425k+61.9%2.7
Brexit uncertainty2019–2019£445k£445k+0%2
Pandemic surge2020–2021£448k£479k+7%2.5
Rate-rise correction2022–2023£580k£490k-15.5%1
Current market2024–2026£480k£540k+12.5%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
6.5%
District
6.3%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Blackhorse Lane Tram StopTram
2 min walk
Woodside Tram StopTram
6 min walk
Addiscombe Tram StopTram
7 min walk
Arena Tram StopTram
14 min walk
Sandilands Tram StopTram
14 min walk
No bus stops within 400m

42

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★40 min
Victoria49 min ↑
Waterloo54 min ↑
Canary Wharf55 min ↑
City56 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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park151m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
Co-operative Food Parking· no
151m

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: 15.0 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: 11.9 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 10%
More green space than 76% of London

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

ASHBURTON PARK MEDICAL CENTRE

ASHBURTON PARK M.PRACTICE, 416 LOWER ADDISCOMBE ROAD, ADDISCOMBE, CR0 7AG

4 min walk

90%

Recommend GP

90%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 863 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

18

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

7

Convenience

No pubs within 400m — nearest: The Joiners Arms (407 m)

Nearest supermarketTesco Express · 416 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

197m

Post office

Nearby shops

Harrisons150 m
Ryan's Wine & Spirits188 m
Bargain Booze189 m
The Co-operative Food199 m

Nearby cafes

The New Cafe & Restaurant128 m
Daisy's Diner152 m
Top Star Diner198 m
Saucy Sausage Cafe399 m

Nearby restaurants

Hot Spot115 m
Zafran129 m
Empire Kebab151 m
Gourmet Kitchen152 m

Nearby pubs

The Joiners Arms407 m
The Cricketers466 m
The Claret & Ale534 m
Portland Arms1.2 km

Nearby gyms

South Norwood Leisure Centre1.1 km

Nearby pharmacies

Addiscombe Pharmacy147 m
Boots402 m
Fishers Pharmacy1.1 km

Nearby health

Rosewood Dental126 m
Croydon Dental Practice439 m
Shirley Clinic798 m
Addiscombe Road Surgery968 m
Food hygiene (5-star)61% 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

ALPHA REMOVALS LTD

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.

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 66%
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

59.1

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,238m
Crossrail 2 route10,435m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,247 nationally

1,652

Est. population

14,126/km²

64%

Employed

39%

Degree educated

£47,200

Median income

5.4%

Claimant rate

Inner cityHigh densityOwner occupiers / families

52

Community stability

Age profile

27%
17%
22%
19%
14%
Under 1827%
18–3417%
35–4922%
50–6419%
65+14%

Tenure

33%
37%
22%
Own outright33%
Own (mortgage)37%
Private rent22%
Social rent7%
Shared ownership1%

Ethnicity

44%
15%
17%
White British44%
White Other12%
Asian15%
Black17%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine18%
No car household26%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent22%
Social rent7%

vs. London

Income vs London+12.4%
Price vs London+1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
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
0
Under construction
0
Completed (3yr)
26
Largest scheme
100 homes · The Academy (Fmr Ashburton High Sch), The Academy (Fmr Ashburton High Sch), SHIRLEY ROAD, Stroud Green Way, CR9 7AL
Pipeline pressure
NONE

Named schemes (500m)

Black Horse Inn P. H. 335, Black Horse Inn P. H. 335, Lower Addiscombe Road, Croydon, CR0 6RG23 homes
completed
Sidda House (Ground And First Floors Only), 350, Sidda House (Ground And First Floors Only), 350, Lower Addiscombe Road, Croydon, CR0 7AF11 homes
completed
9, 9, Woodside Green, Woodside, SE25 5EY10 homes
completed
16-22, 16-22, Hermitage Lane, SE25 5HH9 homes
completed
Builders Yard/Land Off, Builders Yard/Land Off, Teevan Road, Croydon, CR08 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£526,250)

£13,812

Standard buyer

£5,062

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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Key facts for CR0 6NJ

Full postcodeCR0 6NJ
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe East
Latitude51.383527
Longitude-0.068588
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