Addiscombe West · Croydon · Croydon East constituency · 51.37570, -0.08265

CR0 6QA— Addiscombe West, Croydon

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 50/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
59
Safety
74
Schools
90
Transport
50
Environment
68
Investment
58

The bottom line

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

Check your dealbreakers

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

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how CR0 6QA meets your needs.

Location

CR0 6QA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.2% vs London avg
vs London crime+8.0% vs London avg

Deep-dive guides for CR0 6QA

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare CR0 6QA with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

Share:WhatsAppShare on X

How CR0 6QA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Ark Oval Primary Academy

Not yet inspected · Inspected Jun 2025 · 7 min walk

KS2: 103.8

★★

Secondary

Ark Blake Academy

Good · Inspected Feb 2023 · 8 min walk

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 4 min walk

5 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

70.0 incidents per 1,000 residents

Higher crime than 54% of London
↑ Rising 412.5%

+8% vs borough

Crime by type

Other30%
Anti-social behaviour26%
Violence & sexual offences26%
Burglary7%
Vehicle crime7%
Robbery2%
Drug offences2%
Theft0%

Stop & search

2.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 1.8km

Crime is +8% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£4,558/m²
Price per ft²£423/ft²
Avg floor area53.3 m²

EPC breakdown

C
31%
D
21%
E
9%

Based on 61 properties · Confidence: high

Street mix

Detached 1%Flat 98%Other 1%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£133,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

1997–2026 · CAGR

+4.7%

Total change

+284%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.9%

per year

Acceleration

-12.34

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 77 sales

Property Type Mix

Total: 77 sales

Detached1.3%
Flat/maisonette98.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£56k£88k+57.5%5.2
Post-dot-com plateau2001–2004£107k£146k+36.9%3
Pre-crash peak2005–2007£188k£192k+2.4%3
GFC & correction2008–2012£185k£160k-13.4%1.6
Help-to-Buy recovery2013–2016£184k£220k+19.9%2.2
Brexit uncertainty2017–2019£317k£235k-25.9%1.7
Pandemic surge2021–2021£215k£215k+0%1
Rate-rise correction2022–2023£233k£277k+19.1%3.5
Current market2024–2026£284k£215k-24.2%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
5.7%
District
5.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Lebanon Road Tram StopTram
2 min walk
Sandilands Tram StopTram
4 min walk
East Croydon Tram StopTram
9 min walk
East CroydonNational Rail
9 min walk
Addiscombe Tram StopTram
10 min walk
No bus stops within 400m

27

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★32 min
Victoria36 min ↓
Waterloo47 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park81m
Santander docks (800m)0
Nearest cycle dock5.6 km

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.6 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 10%
Less green space than 100% of London

Nearest SSSI: Croham Hurst SSSI — 2.6 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

EAST CROYDON MEDICAL CENTRE

59 ADDISCOMBE ROAD, CR0 6SD

4 min walk

75%

Recommend GP

75%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

6

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 2.0 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

14

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketCooperative Food · 593 m
4 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)

1

Cinemas (2km)

975m

Post office

Nearby shops

Premier Express Varshni Convenience Store559 m
Weranda Food Plus Express562 m
Orchard Food & Wine568 m
Ayya Food & Wine580 m

Nearby cafes

Casablanca559 m
Tota Cafe581 m
Moliceino649 m
Caffè Nero676 m

Nearby restaurants

Pizza Napolitana545 m
Pizza 2 Night559 m
China Wok560 m
Miami Fried Chicken560 m

Nearby pubs

The Cricketers91 m
The Alma Tavern427 m
The Oval Tavern449 m
The Builders Arms477 m

Nearby gyms

Sandilands Club850 m

Nearby pharmacies

Croychem Pharmacy635 m

Nearby health

Orchard Dental Practice562 m
Dr Shah and Partners595 m
Food hygiene (5-star)42% of 57

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

7 CANNING ROAD LIMITED
ANTOINETTE ALEXIS LTD
DUNSTON HIGH HEATON LIMITED
HARMONIOUS BROWN LIMITED
NAVEENKUMAR GANESAN LIMITED

+1 more

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

52.2

Price growth score

C
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,541m
Crossrail 2 route9,988m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,555 nationally

1,758

Est. population

10,461/km²

70%

Employed

53%

Degree educated

£42,500

Median income

5.1%

Claimant rate

Inner cityHigh densityEstablished mixed

35

Community stability

Age profile

20%
25%
29%
16%
Under 1820%
18–3425%
35–4929%
50–6416%
65+10%

Tenure

21%
23%
45%
Own outright21%
Own (mortgage)23%
Private rent45%
Social rent9%
Shared ownership2%
Rent free0%

Ethnicity

32%
19%
19%
18%
White British32%
White Other19%
Asian19%
Black18%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine17%
No car household47%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent45%
Social rent9%

vs. London

Income vs London+1.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
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
7
Under construction
0
Completed (3yr)
141
Largest scheme
137 homes · Development Site Former Site of 30-38, Development Site Former Site of 30-38, Addiscombe Road, Croydon, CR0 5PE
Pipeline pressure
LOW

Named schemes (500m)

Innova (former Camden Motors Site), 98-100, Innova (former Camden Motors Site), 98-100, LOWER ADDISCOMBE ROAD, CR9 6AE34 homes
completed
R/O Guild House, 111-115, R/O Guild House, 111-115, Addiscombe Road, Croydon, CR0 6SG34 homes
completed
23, 23, PARK HILL RISE, CR034 homes
completed
(Front of) Guild House, 111-115, (Front of) Guild House, 111-115, Addiscombe Road, Croydon, CR0 6SG29 homes
completed
6-8A, 6-8A, CHEPSTOW ROAD, CR0 5JA21 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

Live in CR0 6QA? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for CR0 6QA.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

Similar postcodes

Frequently asked questions

📍 Track CR0 6QA

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for CR0 6QA

Full postcodeCR0 6QA
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe West
Latitude51.375701
Longitude-0.082654
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