Addiscombe East · Croydon · Croydon East constituency · 51.37898, -0.07780

CR0 6PY— Addiscombe East, Croydon

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 42/100Yield 4.46%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
55
Safety
74
Schools
90
Transport
42
Environment
70
Investment
66

The bottom line

CR0 6PY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Toggle the things that matter to you — see how CR0 6PY scores on each.

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Location

CR0 6PY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+1.2% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for CR0 6PY

🛡️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

“High-connectivity investment target”

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How CR0 6PY 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 · 8 min walk

KS2: 103.0

★★

Secondary

Ark Blake Academy

Good · Inspected Feb 2023 · 6 min walk

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.5 incidents per 1,000 residents

Higher crime than 53% of London
↑ Rising 938.5%

+7% vs borough

Crime by type

Other29%
Violence & sexual offences27%
Anti-social behaviour15%
Vehicle crime10%
Burglary7%
Drug offences7%
Robbery3%
Theft2%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 1.3km

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area45.1 m²

EPC breakdown

C
6%
D
8%
E
1%

Based on 15 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£112,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
East Croydon

Nearby stations

Addiscombe Tram StopTram
4 min walk
Sandilands Tram StopTram
6 min walk
Lebanon Road Tram StopTram
8 min walk
Blackhorse Lane Tram StopTram
10 min walk
East CroydonNational Rail
14 min walk
No bus stops within 400m

26

Walkability score

20

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 park118m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
Co-operative Food Parking· no
669m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.3 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 10%
Below average green space

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

STOVELL HOUSE SURGERY

188 LOWER ADDISCOMBE ROAD, ADDISCOMBE, CR0 6AH

2 min walk

93%

Recommend GP

93%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.5 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketCooperative Food · 629 m
7 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)

539m

Post office

Nearby shops

Sainsbury's Local448 m
Day 1 Food & Wine488 m
Coughlans Bakery605 m
V A Gibson Butchers611 m

Nearby cafes

Cafe Adagio307 m
The Tram Stop Cafe335 m
Saucy Sausage Cafe441 m
Top Star Diner666 m

Nearby restaurants

Brothers Kebab257 m
Pizza On Line381 m
Greggs425 m
KFC429 m

Nearby pubs

The Alma Tavern208 m
The Claret & Ale307 m
The Builders Arms566 m
The Cricketers588 m

Nearby gyms

Sandilands Club1.0 km

Nearby pharmacies

Boots438 m
Addiscombe Pharmacy699 m
Croychem Pharmacy707 m

Nearby health

Croydon Dental Practice409 m
Dr Shah and Partners610 m
Orchard Dental Practice673 m
Rosewood Dental806 m
Food hygiene (5-star)52% of 60

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

E

High street health

Registered businesses

BERTI CONSTRUCTION LTD

Investment

Investment grade, yield and market outlook

66

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

20.9

Price growth score

E
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,054m
Crossrail 2 route10,104m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,507 nationally

1,943

Est. population

11,823/km²

58%

Employed

40%

Degree educated

£42,500

Median income

6.1%

Claimant rate

Inner cityHigh densityRenters

33

Community stability

Age profile

20%
25%
22%
17%
15%
Under 1820%
18–3425%
35–4922%
50–6417%
65+15%

Tenure

16%
17%
41%
25%
Own outright16%
Own (mortgage)17%
Private rent41%
Social rent25%
Shared ownership1%
Rent free1%

Ethnicity

34%
17%
23%
White British34%
White Other17%
Asian12%
Black23%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine18%
No car household55%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent41%
Social rent25%

vs. London

Income vs London+1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
6
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)
17
Largest scheme
67 homes · 13-27, 13-27, Grant Road, Croydon, CR0 6PJ
Pipeline pressure
LOW

Named schemes (500m)

13-27, 13-27, Grant Road, Croydon, CR0 6PJ67 homes
completed
ADJOINING ADDISCOMBE BR STN & RAIL LINE, ADJOINING ADDISCOMBE BR STN & RAIL LINE, LOWER ADDISCOMBE ROAD, CR065 homes
completed
83, 83, TEEVAN ROAD, CR0 6RQ42 homes
completed
173, 173, Lower Addiscombe Road, Croydon, CR0 6PZ14 homes
completed
72-74, 72-74, Addiscombe Road, Croydon, CR0 5PR14 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 6PY

Full postcodeCR0 6PY
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe East
Latitude51.378984
Longitude-0.077803
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