Addiscombe West · Croydon · Croydon East constituency · 51.37674, -0.08788

CR0 6UE— Addiscombe West, Croydon

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 55/100Yield 4.46%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
66
Safety
74
Schools
90
Transport
55
Environment
68
Investment
69

The bottom line

CR0 6UE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how CR0 6UE scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how CR0 6UE meets your needs.

Location

CR0 6UE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.2% vs London avg
vs London crime+8.0% vs London avg

Deep-dive guides for CR0 6UE

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare CR0 6UE with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

Share:WhatsAppShare on X

How CR0 6UE 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 · Inspected Jun 2025 · 2 min walk

KS2: 103.8

★★

Secondary

Ark Blake Academy

Good · Inspected Feb 2023 · 7 min walk

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.0 incidents per 1,000 residents

Higher crime than 54% of London
↑ Rising 412.5%

+8% vs borough

Crime by type

Other30%
Anti-social behaviour26%
Violence & sexual offences26%
Burglary7%
Vehicle crime7%
Robbery2%
Drug offences2%
Theft0%

Stop & search

2.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Croydon Fire Station · 1.5km

Crime is +8% above London average

Property

Prices, sales volume and market trends

Avg floor area85.9 m²

EPC breakdown

C
3%
D
6%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Terraced 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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£214,750
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)
RoofPitched, 100 mm loft insulation
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

1996–2021 · CAGR

+7.3%

Total change

+477%

Market Activity

Price Velocity & Acceleration

Current Velocity

+53.7%

per year

Acceleration

+38.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 8 sales

Property Type Mix

Total: 8 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£80k£80k+0%2
Post-dot-com plateau2004–2004£248k£248k+0%1
Pre-crash peak2005–2006£200k£260k+30%1
Help-to-Buy recovery2013–2013£299k£299k+0%2
Pandemic surge2021–2021£460k£460k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
8.1%
District
7.7%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

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
3 min walk
East CroydonNational Rail
5 min walk
East Croydon Tram StopTram
5 min walk
Wellesley Road Tram StopTram
9 min walk
Sandilands Tram StopTram
9 min walk
11 bus routes · 7 stops within 400m · 136 buses/hr peak

63

Walkability score

57

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★32 min
Victoria36 min ↓
Waterloo47 min ↑
Canary Wharf49 min ↑
City44 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

13

Car parks (800m)

4

EV chargers (800m)

Nearest car park266m
Santander docks (800m)0
Nearest cycle dock5.4 km

Nearby car parks

🅿️
Ruskin Square plots E-F
465m
🅿️
Ruskin Square· no
521m
🅿️
Cherry Orchard Garden Centre
774m
🅿️
Allders
793m

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 waterLOW
Low
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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.4 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 10%
Less green space than 98% 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

EAST CROYDON MEDICAL CENTRE

59 ADDISCOMBE ROAD, CR0 6SD

2 min walk

75%

Recommend GP

75%

Overall GP experience

5

GPs within 1km

8

Dentists within 1km

10

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

48

Restaurants (800m)

16

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

4

Convenience

Nearest supermarketCooperative Food · 423 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.1km

Post office

Nearby shops

Premier Express Varshni Convenience Store300 m
Sainsbury's Local305 m
Ayya Food & Wine336 m
Weranda Food Plus Express337 m

Nearby cafes

Casablanca296 m
Tota Cafe299 m
AMT Coffee315 m
Pumpkin324 m

Nearby restaurants

Marmaris Grill254 m
Pizza 2 Night288 m
Mr Chippy291 m
Miami Fried Chicken309 m

Nearby pubs

The Oval Tavern175 m
The Orchard255 m
The Porter and Sorter291 m
The Builders Arms334 m

Nearby gyms

The Gym628 m
MYPT Therapy807 m
MYPT Cycle814 m
Reformer Club by MyPT815 m

Nearby pharmacies

Croychem Pharmacy415 m
Osbon Pharmacy643 m
Allcorn Chemist650 m

Nearby health

Orchard Dental Practice341 m
Dr Shah and Partners441 m
Banning Dental458 m
All Clear Dental Centre666 m
Food hygiene (5-star)53% of 98

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CLASSIC CRAFT LTD
EDUARD M TRANSPORT LIMITED
VALENTIN A ELECTRICIANS LIMITED

Investment

Investment grade, yield and market outlook

69

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

49.1

Price growth score

C
Low

Development pressure

High

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,770m
Crossrail 2 route9,616m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,555 nationally

1,758

Est. population

10,461/km²

70%

Employed

53%

Degree educated

£42,500

Median income

5.1%

Claimant rate

Inner cityHigh densityEstablished mixed

35

Community stability

Age profile

20%
25%
29%
16%
Under 1820%
18–3425%
35–4929%
50–6416%
65+10%

Tenure

21%
23%
45%
Own outright21%
Own (mortgage)23%
Private rent45%
Social rent9%
Shared ownership2%
Rent free0%

Ethnicity

32%
19%
19%
18%
White British32%
White Other19%
Asian19%
Black18%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine17%
No car household47%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent45%
Social rent9%

vs. London

Income vs London+1.2%

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
68%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
7
Under construction
0
Completed (3yr)
1533
Largest scheme
937 homes · Land Adjacent To Croydon College College Road Croydon, CR0 1PF
Pipeline pressure
LOW

Named schemes (500m)

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 6BT456 homes
completed
Galaxy House, 41, Galaxy House, 41, Cherry Orchard Road, Croydon, CR9 6BY290 homes
completed
28-30, 28-30, Addiscombe Grove, Croydon, CR0 5LP153 homes
completed
Development Site Former Site of 30-38, Development Site Former Site of 30-38, Addiscombe Road, Croydon, CR0 5PE137 homes
completed
Quest House, Quest House, Cross Road, Croydon, CR9 6EW73 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

Live in CR0 6UE? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for CR0 6UE.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

Similar postcodes

Frequently asked questions

📍 Track CR0 6UE

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for CR0 6UE

Full postcodeCR0 6UE
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe West
Latitude51.376739
Longitude-0.087884
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