Addiscombe East · Croydon · Croydon East constituency · 51.38320, -0.06968

CR0 6RT— Addiscombe East, Croydon

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

The family fortress

 

Schools 75%Safety 81/100Transport 33/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
61
Safety
81
Schools
45
Transport
33
Environment
75
Investment
51

The bottom line

CR0 6RT offers low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

CR0 6RT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+12.4% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for CR0 6RT

🛡️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

“The family fortress”

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How CR0 6RT 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 · 5 min walk

KS2: 104.1

—

Secondary

Oasis Academy Shirley Park

Not yet inspected · Inspected Oct 2024 · 6 min walk

P8: -0.05A8: 42.6

75% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

Childcare

Crosfield Nursery School

Not inspected · 15 min walk

5 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

63.0 incidents per 1,000 residents

Better than 52% of London
→ Stable

-3% vs borough

Crime by type

Other33%
Violence & sexual offences26%
Anti-social behaviour13%
Vehicle crime8%
Burglary8%
Drug offences7%
Theft4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 595m

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,037/m²
Price per ft²£561/ft²
Avg floor area77 m²

EPC breakdown

B
16%
C
13%
D
13%
E
5%

Based on 47 properties · Confidence: high

Street mix

Semi 9%Terraced 66%Flat 20%Other 6%

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£192,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, 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

1996–2025 · CAGR

+7.9%

Total change

+807%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.1%

per year

Acceleration

+30.66

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £50k–£75k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached6.3%
Terraced71.9%
Flat/maisonette21.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£67k£115k+71%1.5
Post-dot-com plateau2001–2004£140k£218k+55.7%1
Pre-crash peak2005–2007£223k£74k-66.7%2.3
GFC & correction2008–2011£237k£196k-17.3%1
Help-to-Buy recovery2014–2016£332k£213k-35.9%1.7
Brexit uncertainty2017–2018£275k£145k-47.3%1.5
Pandemic surge2021–2021£450k£450k+0%1
Rate-rise correction2023–2023£440k£440k+0%1
Current market2024–2025£455k£610k+34.1%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Terraced+0.5% α
Local
7.1%
District
6.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Norwood Junction

Nearby stations

Blackhorse Lane Tram StopTram
2 min walk
Addiscombe Tram StopTram
6 min walk
Woodside Tram StopTram
7 min walk
Sandilands Tram StopTram
14 min walk
Arena Tram StopTram
15 min walk
No bus stops within 400m

41

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★41 min
Victoria46 min ↑
Waterloo54 min ↑
Canary Wharf58 min ↑
City55 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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park82m
Santander docks (800m)0
Nearest cycle dock5.4 km

Nearby car parks

🅿️
Co-operative Food Parking· no
82m

Connectivity

Broadband and mobile coverage

98%

Full fibre

37%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed245 Mbps
Median download241 Mbps
Superfast coverage98%
All operators 5G75%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 15.0 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: 11.9 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 10%
More green space than 80% of London

Nearest SSSI: Croham Hurst SSSI — 3.5 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 · 933 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

18

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

9

Convenience

No pubs within 400m — nearest: The Joiners Arms (426 m)

Nearest supermarketTesco Express · 432 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

140m

Post office

Nearby shops

Bargain Booze135 m
The Co-operative Food143 m
Harrisons148 m
Ryan's Wine & Spirits149 m

Nearby cafes

Daisy's Diner110 m
The New Cafe & Restaurant149 m
Top Star Diner155 m
Saucy Sausage Cafe326 m

Nearby restaurants

Hot Spot115 m
Favorite Chicken & Ribs128 m
Domino's138 m
Gourmet Kitchen141 m

Nearby pubs

The Joiners Arms426 m
The Claret & Ale457 m
The Cricketers517 m

Nearby gyms

South Norwood Leisure Centre1.2 km

Nearby pharmacies

Addiscombe Pharmacy108 m
Boots329 m
Fishers Pharmacy1.1 km

Nearby health

Rosewood Dental156 m
Croydon Dental Practice367 m
Shirley Clinic825 m
The Enmore Practice1.1 km
Food hygiene (5-star)62% of 76

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

A LITTLE BLOSSOM LTD
AMGRIFFIN LTD
EAGLE EYE CONNECT LTD
EU DELIVERY LTD
HYDROGEN SYSTEMS LTD

+8 more

Investment

Investment grade, yield and market outlook

51

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

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

51.1

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,321m
Crossrail 2 route10,384m

Demographics

16 Jun

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
4
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
0
Under construction
0
Completed (3yr)
26
Largest scheme
100 homes · The Academy (Fmr Ashburton High Sch), The Academy (Fmr Ashburton High Sch), SHIRLEY ROAD, Stroud Green Way, CR9 7AL
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
St Mildreds Church, St Mildreds Church, Bingham Road, Croydon, CR0 7EB42 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
Sidda House (Ground And First Floors Only), 350, Sidda House (Ground And First Floors Only), 350, Lower Addiscombe Road, Croydon, CR0 7AF11 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 6RT

Full postcodeCR0 6RT
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe East
Latitude51.383203
Longitude-0.069679
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
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