Addiscombe East · Croydon · Croydon East constituency · 51.37728, -0.07763

CR0 6QP— Addiscombe East, Croydon

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

The practical family move

 

Schools 100%Safety 78/100Transport 42/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
59
Safety
78
Schools
90
Transport
42
Environment
70
Investment
56

The bottom line

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

Less suited to Car-free commuters.

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Location

CR0 6QP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.2% vs London avg
vs London crime-31.0% vs London avg

Deep-dive guides for CR0 6QP

🛡️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 6QP 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 · 10 min walk

KS2: 103.0

★★

Secondary

Ark Blake Academy

Good · Inspected Feb 2023 · 8 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 · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.1 incidents per 1,000 residents

Better than 67% of London
↑ Rising 239.1%

from a low base — still below London average

-31% vs borough

Crime by type

Anti-social behaviour29%
Violence & sexual offences28%
Other24%
Vehicle crime9%
Drug offences4%
Burglary4%
Theft1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 1.4km

Crime is 31% below 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£4,457/m²
Price per ft²£414/ft²
Avg floor area77.5 m²

EPC breakdown

B
3%
C
19%
D
23%
E
9%
F
2%

Based on 56 properties · Confidence: high

Street mix

Semi 6%Terraced 12%Detached 9%Flat 72%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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£193,750
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)
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

Price Trajectory

1995–2026 · CAGR

+4.1%

Total change

+250%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.2%

per year

Acceleration

+12.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 129 sales

Property Type Mix

Total: 129 sales

Detached9.3%
Semi-detached6.2%
Terraced12.4%
Flat/maisonette72.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£82k£96k+17.8%7.5
Post-dot-com plateau2001–2004£200k£200k+0%3.8
Pre-crash peak2005–2007£186k£200k+7.2%8.5
GFC & correction2008–2012£225k£273k+21.1%2.8
Help-to-Buy recovery2013–2016£250k£259k+3.4%2.2
Brexit uncertainty2017–2019£286k£238k-17%5.7
Pandemic surge2020–2020£588k£588k+0%2
Rate-rise correction2023–2023£420k£420k+0%4
Current market2024–2026£476k£285k-40.2%2

Price Trajectory by Type

DetachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+4.6% alpha

Weakest performer

Terraced

-0.9% alpha

Detached+4.6% α
Local
16.5%
District
11.9%
Flat/maisonette+1% α
Local
6%
District
5%
Terraced-0.9% α
Local
10.7%
District
11.6%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

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

Sandilands Tram StopTram
3 min walk
Addiscombe Tram StopTram
5 min walk
Lebanon Road Tram StopTram
7 min walk
Blackhorse Lane Tram StopTram
12 min walk
East Croydon Tram StopTram
13 min walk
No bus stops within 400m

23

Walkability score

17

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 park272m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
Co-operative Food Parking· no
787m

Connectivity

Broadband and mobile coverage

100%

Full fibre

85%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed439 Mbps
Median download423 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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.5 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 2.8 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

3 min walk

93%

Recommend GP

93%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Alma Tavern (315 m)

Nearest supermarketCooperative Food · 713 m
11 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

727m

Post office

Nearby shops

Sainsbury's Local548 m
Day 1 Food & Wine588 m
Coughlans Bakery709 m
V A Gibson Butchers715 m

Nearby cafes

Cafe Adagio418 m
The Tram Stop Cafe444 m
Saucy Sausage Cafe541 m
Top Star Diner765 m

Nearby restaurants

Brothers Kebab364 m
Pizza On Line485 m
Greggs526 m
KFC530 m

Nearby pubs

The Alma Tavern315 m
The Claret & Ale404 m
The Cricketers481 m
The Builders Arms626 m

Nearby gyms

Sandilands Club860 m

Nearby pharmacies

Boots538 m
Croychem Pharmacy784 m
Addiscombe Pharmacy805 m

Nearby health

Croydon Dental Practice502 m
Dr Shah and Partners699 m
Orchard Dental Practice735 m
Food hygiene (5-star)53% of 53

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

38 HAVELOCK ROAD LIMITED
40 HAVELOCK ROAD MANAGEMENT COMPANY LIMITED
KSRR RETAIL LTD
OLED AND CO LTD
TRADEHQ LTD

Investment

Investment grade, yield and market outlook

56

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

42.4

Price growth score

D
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,154m
Crossrail 2 route10,205m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,867 nationally

1,731

Est. population

20,952/km²

65%

Employed

48%

Degree educated

£42,500

Median income

7.1%

Claimant rate

Inner cityVery high densityRenters

29

Community stability

Age profile

20%
28%
24%
16%
Under 1820%
18–3428%
35–4924%
50–6416%
65+12%

Tenure

14%
20%
53%
Own outright14%
Own (mortgage)20%
Private rent53%
Social rent13%
Shared ownership0%

Ethnicity

32%
15%
18%
23%
White British32%
White Other15%
Asian18%
Black23%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine19%
No car household51%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent53%
Social rent13%

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)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
5
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)
11
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
173, 173, Lower Addiscombe Road, Croydon, CR0 6PZ14 homes
completed
76-78, 76-78, Addiscombe Road, Woodbury Close, Croydon, CR0 5PR14 homes
completed
72-74, 72-74, Addiscombe Road, Croydon, CR0 5PR14 homes
completed
Danecroft , 5, Danecroft , 5, Radcliffe Road, Croydon, CR0 5QG13 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 6QP

Full postcodeCR0 6QP
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe East
Latitude51.377282
Longitude-0.077630
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