Addiscombe East · Croydon · Croydon East constituency · 51.37973, -0.07714

CR0 6QT— Addiscombe East, Croydon

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 41/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
54
Safety
74
Schools
90
Transport
41
Environment
70
Investment
54

The bottom line

CR0 6QT 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 6QT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for CR0 6QT

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How CR0 6QT 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 · 7 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 · 6 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

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 · 1.2km

Crime is +7% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£3,384/m²
Price per ft²£314/ft²
Avg floor area62.9 m²

EPC breakdown

B
3%
C
18%
D
22%
E
7%

Based on 50 properties · Confidence: high

Street mix

Semi 5%Terraced 13%Flat 80%Other 3%

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£157,250
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

1995–2025 · CAGR

+2.9%

Total change

+138%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.7%

per year

Acceleration

+83.48

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 53 sales

Property Type Mix

Total: 53 sales

Semi-detached5.7%
Terraced15.1%
Flat/maisonette79.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£101k£68k-32.9%2.2
Post-dot-com plateau2001–2004£98k£145k+48.7%2.5
Pre-crash peak2005–2007£130k£212k+63.1%1.7
GFC & correction2008–2012£148k£115k-22%1.2
Help-to-Buy recovery2013–2016£262k£340k+29.9%2.2
Brexit uncertainty2017–2019£338k£525k+55.4%1.5
Pandemic surge2020–2021£180k£194k+7.8%2.5
Rate-rise correction2022–2023£245k£400k+63.3%2.5
Current market2024–2025£185k£240k+29.7%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
6.2%
District
6.1%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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

Addiscombe Tram StopTram
3 min walk
Sandilands Tram StopTram
7 min walk
Blackhorse Lane Tram StopTram
9 min walk
Lebanon Road Tram StopTram
9 min walk
Woodside Tram StopTram
15 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 park152m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
Co-operative Food Parking· no
585m

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 waterMEDIUM
Medium
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: 12.2 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 3.1 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

12

Parks (1km)

5

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketCooperative Food · 659 m
3 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)

455m

Post office

Nearby shops

Sainsbury's Local375 m
Day 1 Food & Wine414 m
Coughlans Bakery526 m
V A Gibson Butchers532 m

Nearby cafes

Cafe Adagio236 m
The Tram Stop Cafe263 m
Saucy Sausage Cafe367 m
Top Star Diner588 m

Nearby restaurants

Brothers Kebab192 m
Pizza On Line308 m
Greggs352 m
KFC356 m

Nearby pubs

The Claret & Ale243 m
The Alma Tavern254 m
The Builders Arms611 m
The Cricketers680 m

Nearby gyms

Sandilands Club1.1 km

Nearby pharmacies

Boots364 m
Addiscombe Pharmacy618 m
Croychem Pharmacy739 m

Nearby health

Croydon Dental Practice340 m
Dr Shah and Partners637 m
Orchard Dental Practice714 m
Rosewood Dental726 m
Food hygiene (5-star)50% of 58

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

23 NICHOLSON ROAD FREEHOLD LTD
ANDRE THOMAS REAL ESTATE LTD
B DINU CARPENTRY LTD
PHOENIX SMART HOMES LTD
SANA PROVIDE LIMITED

+2 more

Investment

Investment grade, yield and market outlook

54

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
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
Sales last 12 months2

Rental market

High

Demand

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

40.8

Price growth score

D
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,968m
Crossrail 2 route10,106m

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)
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)
16
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
REAR OF, 68, REAR OF, 68, HAVELOCK ROAD, CR0 6QP10 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 6QT

Full postcodeCR0 6QT
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe East
Latitude51.379729
Longitude-0.077140
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