Addiscombe East · Croydon · Croydon East constituency · 51.38470, -0.07018

CR0 6NL— Addiscombe East, Croydon

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

The family fortress

 

Schools 75%Safety 90/100Transport 37/100Yield 3.99%Only 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
62
Safety
90
Schools
45
Transport
37
Environment
70
Investment
48

Location

CR0 6NL

Key facts for CR0 6NL

Full postcodeCR0 6NL
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe East
Latitude51.384695
Longitude-0.070177
Parliamentary constituencyCroydon East
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
ExcellentNeutralRisk: Low

London Benchmarks

vs London avg price-27.6% vs London avg
vs London income+12.4% vs London avg
vs London crime-97.4% vs London avg

Deep-dive guides for CR0 6NL

🛡️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🎓 Good Schools🌳 Good Parks🔒 Very Safe💰 Value Find

“The family fortress”

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How CR0 6NL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair for families
★ Top school within 1km
—

Primary

Woodside Primary School

Not yet inspected · 4 min walk

KS2: 104.1

—

Secondary

Oasis Academy Shirley Park

Not yet inspected · 7 min walk

P8: -0.05A8: 42.6

75% of local schools rated Good or Outstanding

Below London average

Childcare

Childcare

Crosfield Nursery School

Not inspected · 12 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

1.7 incidents per 1,000 residents

Top 5% — safest in London
→ Stable

-89% vs borough

Crime by type

Anti-social behaviour33%
Other33%
Violence & sexual offences33%
Drug offences0%
Theft0%
Robbery0%
Vehicle crime0%
Burglary0%

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 97% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 2 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£376,250

Median sale price

Bottom 25% — 28% below London median

£376,250 is 28% below the London median (£520,000)

Terraced

Dominant type

Price history

Sales (24 months)2
New build0.0%
Price per m²£6,128/m²
Price per ft²£569/ft²
Avg floor area61.4 m²

EPC breakdown

C
4%
D
4%
E
1%

Based on 9 properties · Confidence: low

Street mix

Terraced 46%Detached 13%Flat 42%

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£6,312
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,600

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

8.0×

Price-to-income

£1,882/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£153,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (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

Transport

1 May

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
🚂
Norwood Junction

Nearby stations

🚃
Blackhorse Lane Tram StopTram
0 min walk
🚃
Woodside Tram StopTram
5 min walk
🚃
Addiscombe Tram StopTram
7 min walk
🚃
Arena Tram StopTram
14 min walk
🚃
Sandilands Tram StopTram
15 min walk
🚌3 bus routes · 5 stops within 400m · 48 buses/hr peak

51

Walkability score

35

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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park245m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
Co-operative Food Parking· no
245m

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 waterMEDIUM
Medium
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: 11.8 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 10%
More green space than 76% of London

Nearest SSSI: Croham Hurst SSSI — 3.7 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

5 min walk

90%

Recommend GP

90%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.0 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

14

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

7

Convenience

Nearest supermarketTesco Express · 262 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

306m

Post office

Nearby shops

Bargain Booze303 m
Harrisons308 m
The Co-operative Food309 m
Ryan's Wine & Spirits318 m

Nearby cafes

Daisy's Diner280 m
The New Cafe & Restaurant295 m
Top Star Diner325 m
Saucy Sausage Cafe465 m

Nearby restaurants

Hot Spot272 m
Zafran295 m
Favorite Chicken & Ribs296 m
Gourmet Kitchen304 m

Nearby pubs

The Joiners Arms258 m
The Claret & Ale583 m
The Cricketers631 m
Portland Arms1.1 km

Nearby gyms

South Norwood Leisure Centre997 m

Nearby pharmacies

Addiscombe Pharmacy278 m
Boots467 m
Fishers Pharmacy966 m

Nearby health

Rosewood Dental295 m
Croydon Dental Practice505 m
The Enmore Practice938 m
Food hygiene (5-star)62% of 74

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

CRCM CARES LTD

Investment

Investment grade, yield and market outlook

48

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
3.99% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

50

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,253m
Crossrail 2 route10,276m

Demographics

22 Apr

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-27.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
4
Borough approval rate
69%
Historic landfill (400m)
1
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
44 homes · The Beehive 47, The Beehive 47, Woodside Green (Including Land To The Rear), South Norwood, London, SE25 5HQ
Pipeline pressure
NONE

Named schemes (500m)

The Beehive 47, The Beehive 47, Woodside Green (Including Land To The Rear), South Norwood, London, SE25 5HQ44 homes
completed
Pavement Square, Pavement Square, Lower Addiscombe Road, Croydon, CR0 6RP40 homes
completed
Black Horse Inn P. H. 335, Black Horse Inn P. H. 335, Lower Addiscombe Road, Croydon, CR0 6RG23 homes
completed
9, 9, Woodside Green, Woodside, SE25 5EY10 homes
completed
16-22, 16-22, Hermitage Lane, SE25 5HH9 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 (£376,250)

£6,312

Standard buyer

£0

First-time buyer

Save £6,312

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 6NL offers low crime and fast broadband at £376,250 median — a strong choice for Families and Owner-occupiers.

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 £376k 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
sports18 Apr
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
surface water flood18 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