Addiscombe West · Croydon · Croydon East constituency · 51.37765, -0.08264

CR0 6RY— Addiscombe West, Croydon

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

The practical family move

 

Schools 100%Safety 81/100Transport 50/100Yield 5.70%Only 1 sales — thin data

Best for: Families

Compare areas

Exceptional for families — top safety and school scores

Liveability
56
Safety
81
Schools
90
Transport
50
Environment
64
Investment
62

Location

CR0 6RY

Key facts for CR0 6RY

Full postcodeCR0 6RY
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe West
Latitude51.377652
Longitude-0.082644
Parliamentary constituencyCroydon East
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
ExcellentNeutralRisk: Low

London Benchmarks

vs London avg price-49.4% vs London avg
vs London income+1.2% vs London avg
vs London crime-50.2% vs London avg

Deep-dive guides for CR0 6RY

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

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“The practical family move”

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How CR0 6RY 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 · 6 min walk

KS2: 103.8

★★

Secondary

Ark Blake Academy

Good · 5 min walk

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 2 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

32.4 incidents per 1,000 residents

Better than 77% of London
↑ Rising 55.6%

from a low base — still below London average

+108% vs borough

Crime by type

Anti-social behaviour30%
Other27%
Violence & sexual offences25%
Vehicle crime11%
Drug offences4%
Theft2%
Burglary2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 50% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.

£263,000

Median sale price

Bottom 25% — 49% below London median

£263,000 is 49% below the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,898/m²
Price per ft²£455/ft²
Avg floor area53.7 m²

EPC breakdown

C
3%
D
10%
E
3%
F
1%

Based on 17 properties · Confidence: medium

Street mix

Flat 100%

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

Stamp duty

Standard buyer£650
First-time buyerFTB
£0
Additional propertyBTL/2nd
£8,540

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

6.2×

Price-to-income

£1,316/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£134,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsGranite or whinstone, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Transport

1 May

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
4 min walk
🚃
Sandilands Tram StopTram
5 min walk
🚃
Addiscombe Tram StopTram
9 min walk
🚂
East CroydonNational Rail
9 min walk
🚃
East Croydon Tram StopTram
9 min walk
🚌5 bus routes · 6 stops within 400m · 48 buses/hr peak

35

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★43 min
Victoria50 min ↑
Waterloo48 min ↑
Canary Wharf56 min ↑
City55 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park186m
Santander docks (800m)0
Nearest cycle dock6.2 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

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 18.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 92% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.4 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 87% of London

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

MORLAND ROAD SURGERY

1 MORLAND ROAD, CR0 6HA

6 min walk

71%

Recommend GP

71%

Overall GP experience

4

GPs within 1km

6

Dentists within 1km

6

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.9 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

8

Parks (1km)

13

Restaurants (800m)

3

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketCooperative Food · 412 m

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

0

Libraries (1km)

1

Cinemas (2km)

778m

Post office

Nearby shops

Orchard Food & Wine401 m
Weranda Food Plus Express408 m
Premier Express Varshni Convenience Store425 m
Ayya Food & Wine434 m

Nearby cafes

Casablanca426 m
Tota Cafe455 m
Moliceino479 m
Cafe Adagio675 m

Nearby restaurants

Pizza Napolitana363 m
Mazala409 m
China Wok410 m
Miami Fried Chicken420 m

Nearby pubs

The Alma Tavern231 m
The Cricketers284 m
The Builders Arms304 m
The Oval Tavern352 m

Nearby gyms

Sandilands Club1.0 km

Nearby pharmacies

Croychem Pharmacy470 m
Boots806 m
Allcorn Chemist838 m

Nearby health

Dr Shah and Partners407 m
Orchard Dental Practice407 m
Croydon Dental Practice777 m
Food hygiene (5-star)42% of 67

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

CKAN LTD
HUMANITUDE LTD
HYDEONE LTD

Investment

Investment grade, yield and market outlook

62

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
5.70% (good)London avg: 3.8%Strong yield — top 13% of London
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

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

8/100

Velocity score

Future outlook

32.9

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,415m
Crossrail 2 route9,880m

Demographics

22 Apr

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

6.6%

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%
Price vs London-49.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
3
Borough approval rate
69%
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)
4
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
2-132, 2-132, GORDON CRESCENT, CRO58 homes
completed
R/O Guild House, 111-115, R/O Guild House, 111-115, Addiscombe Road, Croydon, CR0 6SG34 homes
completed
Innova (former Camden Motors Site), 98-100, Innova (former Camden Motors Site), 98-100, LOWER ADDISCOMBE ROAD, CR9 6AE34 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£263,000)

£650

Standard buyer

£0

First-time buyer

Save £650

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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The bottom line

CR0 6RY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £263,000 median — a strong choice for Families.

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Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

What else could £263k buy?

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Data freshness

When each data source was last updated

92%

Confidence score

11/12

Pillars populated

High reliability
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
parking4 May
schools1 May
streets18 Apr
planning1 Jun
property1 May
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
companies house18 Apr
housing pipeline18 Apr
population density18 Apr

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