Addiscombe West · Croydon · Croydon East constituency · 51.37912, -0.08652

CR0 6TN— Addiscombe West, Croydon

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

The practical family move

 

Schools 100%Safety 76/100Transport 51/100Yield 5.37%Only 4 sales — thin data

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
59
Safety
76
Schools
90
Transport
51
Environment
63
Investment
65

Location

CR0 6TN

Key facts for CR0 6TN

Full postcodeCR0 6TN
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe West
Latitude51.379118
Longitude-0.086520
Parliamentary constituencyCroydon East
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
ExcellentCautiousRisk: Low

London Benchmarks

vs London avg price-46.3% vs London avg
vs London income+1.2% vs London avg
vs London crime+39.1% vs London avg

Deep-dive guides for CR0 6TN

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

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How CR0 6TN 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 · 3 min walk

KS2: 103.8

★★

Secondary

Ark Blake Academy

Good · 4 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

MEDIUM CRIME

90.4 incidents per 1,000 residents

Higher crime than 68% of London
↑ Rising 61.8%

+483% vs borough

Crime by type

Other34%
Violence & sexual offences22%
Anti-social behaviour14%
Theft6%
Robbery6%
Vehicle crime6%
Burglary6%
Drug offences6%

Stop & search

6.4

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

Crime is +39% above London average

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 4 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£279,250

Median sale price

Bottom 25% — 46% below London median

£279,250 is 46% below the London median (£520,000)

+13.8%

This year

Flat

Dominant type

Price history

5-year change
-45.0%
Sales (24 months)4
New build0.0%
Avg terraced£402,500
Avg flat£253,500
Price per m²£4,212/m²
Price per ft²£391/ft²
Avg floor area66.3 m²

EPC breakdown

B
7%
C
21%
D
37%
E
14%
F
2%
G
4%

Based on 85 properties · Confidence: high

Street mix

Semi 8%Terraced 43%Detached 4%Flat 43%Other 2%

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£1,462
First-time buyerFTB
£0
Additional propertyBTL/2nd
£9,840

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

6.6×

Price-to-income

£1,397/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£165,750
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 DAnnual charge £2,083
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
6 min walk
🚂
East CroydonNational Rail
7 min walk
🚃
East Croydon Tram StopTram
8 min walk
🚃
Sandilands Tram StopTram
9 min walk
🚃
Wellesley Road Tram StopTram
11 min walk
🚌4 bus routes · 9 stops within 400m · 80 buses/hr peak

57

Walkability score

3

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

9

Car parks (800m)

4

EV chargers (800m)

Nearest car park391m
Santander docks (800m)0
Nearest cycle dock6.0 km

Nearby car parks

🅿️
Ruskin Square plots E-F
568m
🅿️
Ruskin Square· no
634m
🅿️
Cherry Orchard Garden Centre
655m

Connectivity

Broadband and mobile coverage

100%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed470 Mbps
Median download438 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 waterLOW
Low
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: 12.2 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 10%
Less green space than 97% of London

Nearest SSSI: Croham Hurst SSSI — 3.0 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

5 min walk

75%

Recommend GP

75%

Overall GP experience

5

GPs within 1km

7

Dentists within 1km

7

Care homes (1km)

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

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

14

Restaurants (800m)

12

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

7

Convenience

Nearest supermarketCooperative Food · 148 m

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

0

Libraries (1km)

1

Cinemas (2km)

824m

Post office

Nearby shops

Weranda Food Plus Express96 m
Orchard Food & Wine106 m
Premier Express Varshni Convenience Store111 m
Ayya Food & Wine119 m

Nearby cafes

Casablanca114 m
Tota Cafe145 m
Moliceino185 m
2 Brothers Cafe483 m

Nearby restaurants

Mazala96 m
China Wok96 m
Miami Fried Chicken105 m
Pizza Napolitana115 m

Nearby pubs

The Builders Arms59 m
The Oval Tavern118 m
The Orchard157 m
The Alma Tavern404 m

Nearby gyms

The Gym856 m

Nearby pharmacies

Croychem Pharmacy170 m
Allcorn Chemist523 m
Osbon Pharmacy862 m

Nearby health

Orchard Dental Practice96 m
Dr Shah and Partners162 m
St. James Medical Centre553 m
Banning Dental621 m
Food hygiene (5-star)48% of 82

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

CRYSTAL DAMP PROOFING & BASEMENTS LTD
DROMORE CONSTRUCTION LIMITED
FUSE THEATRE CIC
JHM ADVISORY SERVICES LTD
LONDON SOFTWARE COMPANY LIMITED

+3 more

Investment

Investment grade, yield and market outlook

65

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
5.37% (good)London avg: 3.8%Strong yield — top 16% of London
Gentrification score11/100
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

Young professional

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

43.5

Price growth score

D
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,539m
Crossrail 2 route9,564m

Demographics

22 Apr

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,505 nationally

2,345

Est. population

11,288/km²

71%

Employed

53%

Degree educated

£42,500

Median income

5.6%

Claimant rate

Inner cityHigh densityRenters

32

Community stability

Age profile

21%
33%
24%
14%
Under 1821%
18–3433%
35–4924%
50–6414%
65+8%

Tenure

15%
24%
48%
Own outright15%
Own (mortgage)24%
Private rent48%
Social rent10%
Shared ownership2%
Rent free0%

Ethnicity

31%
19%
22%
16%
White British31%
White Other19%
Asian22%
Black16%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine15%
No car household49%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent48%
Social rent10%

vs. London

Income vs London+1.2%
Price vs London-46.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
4
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)
596
Largest scheme
456 homes · Land Adjacent To East Croydon Station And At, Land Adjacent To East Croydon Station And At, Cherry Orchard Road, Cherry Orchard Gardens, Billington Hill, Croydon, CR0 6BT
Pipeline pressure
LOW

Named schemes (500m)

Quest House, Quest House, Cross Road, Croydon, CR9 6EW73 homes
completed
2-132, 2-132, GORDON CRESCENT, CRO58 homes
completed
Innova (former Camden Motors Site), 98-100, Innova (former Camden Motors Site), 98-100, LOWER ADDISCOMBE ROAD, CR9 6AE34 homes
completed
Kendall House & Kendall Court, 71, Kendall House & Kendall Court, 71, Lower Addiscombe Road, Croydon, CR028 homes
completed
13, 13, LESLIE PARK ROAD, CR0 6TN19 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 (£279,250)

£1,462

Standard buyer

£0

First-time buyer

Save £1,462

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 6TN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £279,250 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 £279k 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
stats199 Jun
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
surface water flood18 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