Addiscombe West · Croydon · Croydon East constituency · 51.37797, -0.08553

CR0 6US— Addiscombe West, Croydon

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

The practical family move

 

Schools 100%Safety 80/100Transport 52/100Yield 5.24%

Best for: Families

Compare areas

Exceptional for families — top safety and school scores

Liveability
62
Safety
80
Schools
90
Transport
52
Environment
63
Investment
54

Location

CR0 6US

Key facts for CR0 6US

Full postcodeCR0 6US
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe West
Latitude51.377969
Longitude-0.085533
Parliamentary constituencyCroydon East
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
ExcellentNeutralRisk: Low

London Benchmarks

vs London avg price-45.0% vs London avg
vs London income+1.2% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for CR0 6US

🛡️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💰 Value Find

“The practical family move”

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How CR0 6US 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 · 4 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

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

45.5 incidents per 1,000 residents

Better than 66% of London
↑ Rising 73.9%

from a low base — still below London average

+193% vs borough

Crime by type

Other35%
Anti-social behaviour29%
Violence & sexual offences23%
Vehicle crime5%
Burglary5%
Robbery3%
Drug offences1%
Theft0%

Stop & search

2.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 30% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£286,000

Median sale price

Bottom 25% — 45% below London median

£286,000 is 45% below the London median (£520,000)

+1.1%

This year

Terraced

Dominant type

Price history

5-year change
+0.9%
Sales (24 months)6
New build0.0%
Avg terraced£435,000
Avg flat£150,000
Price per m²£3,462/m²
Price per ft²£322/ft²
Avg floor area82.6 m²

EPC breakdown

C
5%
D
16%
E
10%
F
1%

Based on 32 properties · Confidence: high

Street mix

Semi 6%Terraced 81%Flat 13%

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£1,800
First-time buyerFTB
£0
Additional propertyBTL/2nd
£10,380

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

6.7×

Price-to-income

£1,431/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£206,500
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialModerate

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
🚂
East CroydonNational Rail
7 min walk
🚃
East Croydon Tram StopTram
7 min walk
🚃
Sandilands Tram StopTram
8 min walk
🚃
Addiscombe Tram StopTram
11 min walk
🚌6 bus routes · 9 stops within 400m · 91 buses/hr peak

52

Walkability score

16

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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park246m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
Ruskin Square plots E-F
616m
🅿️
Ruskin Square· no
679m
🅿️
Cherry Orchard Garden Centre
787m

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 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: 12.3 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 10%
Less green space than 98% of London

Nearest SSSI: Croham Hurst SSSI — 2.9 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

4 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 · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

12

Parks (1km)

14

Restaurants (800m)

5

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

5

Convenience

Nearest supermarketCooperative Food · 284 m

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D

0

Libraries (1km)

1

Cinemas (2km)

864m

Post office

Nearby shops

Premier Express Varshni Convenience Store239 m
Weranda Food Plus Express240 m
Orchard Food & Wine250 m
Ayya Food & Wine258 m

Nearby cafes

Casablanca239 m
Tota Cafe263 m
Moliceino330 m
AMT Coffee508 m

Nearby restaurants

Miami Fried Chicken238 m
China Wok238 m
Mazala239 m
Pizza 2 Night240 m

Nearby pubs

The Oval Tavern148 m
The Builders Arms170 m
The Orchard250 m
The Cricketers337 m

Nearby pharmacies

Croychem Pharmacy315 m
Allcorn Chemist654 m

Nearby health

Orchard Dental Practice241 m
Dr Shah and Partners292 m
Banning Dental641 m
St. James Medical Centre685 m
Food hygiene (5-star)48% of 73

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

CAUSATICA LTD
CHIDZIK LIMITED
DENNISON CONTRACTORS LTD
EJB PROPERTY LTD
JBEB RTM COMPANY LTD

+1 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
5.24% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

49.3

Price growth score

C
High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,558m
Crossrail 2 route9,687m

Demographics

22 Apr

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

6.5%

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%
Price vs London-45.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
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)

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
(Front of) Guild House, 111-115, (Front of) Guild House, 111-115, Addiscombe Road, Croydon, CR0 6SG29 homes
completed
Kendall House & Kendall Court, 71, Kendall House & Kendall Court, 71, Lower Addiscombe Road, Croydon, CR028 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 (£286,000)

£1,800

Standard buyer

£0

First-time buyer

Save £1,800

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 6US offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £286,000 median — a strong choice for Families.

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Compare Croydon with nearby boroughs:

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What else could £286k 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
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