Addiscombe East · Croydon · Croydon East constituency · 51.37730, -0.07976

CR0 6XD— Addiscombe East, Croydon

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

The hidden gem

 

Schools 100%Safety 81/100Transport 46/100Yield 5.12%

Best for: Families

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Exceptional for families — top safety and school scores

Liveability
59
Safety
81
Schools
90
Transport
46
Environment
64
Investment
66

Location

CR0 6XD

Key facts for CR0 6XD

Full postcodeCR0 6XD
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe East
Latitude51.377299
Longitude-0.079756
Parliamentary constituencyCroydon East
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
ExcellentPositiveRisk: Low

London Benchmarks

vs London avg price-43.6% vs London avg
vs London income+1.2% vs London avg
vs London crime-50.2% vs London avg

Deep-dive guides for CR0 6XD

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

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“The hidden gem”

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How CR0 6XD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

John Wood School & Nursery

Not yet inspected · 10 min walk

KS2: 103.0

★★

Secondary

Ark Blake Academy

Good · 7 min walk

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 4 min walk

4 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

£293,100

Median sale price

Bottom 25% — 44% below London median

£293,100 is 44% below the London median (£520,000)

+52.8%

This year

Flat

Dominant type

Price history

5-year change
+43.0%
Sales (24 months)9
New build0.0%
Avg terraced£381,900
Avg flat£250,000
Price per m²£5,206/m²
Price per ft²£484/ft²
Avg floor area56.3 m²

EPC breakdown

B
1%
C
39%
D
54%
E
17%
F
11%

Based on 122 properties · Confidence: high

Street mix

Semi 6%Terraced 14%Flat 75%Other 5%

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£2,155
First-time buyerFTB
£0
Additional propertyBTL/2nd
£10,948

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

6.9×

Price-to-income

£1,466/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£140,750
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 CAnnual charge £1,852
Price growth potentialModerate

Transport

1 May

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
🚂
East Croydon

Nearby stations

🚃
Sandilands Tram StopTram
4 min walk
🚃
Lebanon Road Tram StopTram
5 min walk
🚃
Addiscombe Tram StopTram
7 min walk
🚃
East Croydon Tram StopTram
12 min walk
🚂
East CroydonNational Rail
12 min walk
🚌4 bus routes · 4 stops within 400m · 58 buses/hr peak

28

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park246m
Santander docks (800m)0
Nearest cycle dock6.3 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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.4 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 10%
Less green space than 88% 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

STOVELL HOUSE SURGERY

188 LOWER ADDISCOMBE ROAD, ADDISCOMBE, CR0 6AH

4 min walk

93%

Recommend GP

93%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.7 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketCooperative Food · 588 m
11 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

744m

Post office

Nearby shops

Orchard Food & Wine588 m
Weranda Food Plus Express601 m
Premier Express Varshni Convenience Store624 m
Ayya Food & Wine629 m

Nearby cafes

Cafe Adagio523 m
The Tram Stop Cafe551 m
Casablanca626 m
Saucy Sausage Cafe654 m

Nearby restaurants

Brothers Kebab469 m
Pizza Napolitana539 m
Pizza On Line595 m
Spice Corner602 m

Nearby pubs

The Alma Tavern238 m
The Cricketers360 m
The Builders Arms492 m
The Claret & Ale515 m

Nearby gyms

Sandilands Club904 m

Nearby pharmacies

Boots651 m
Croychem Pharmacy655 m

Nearby health

Dr Shah and Partners577 m
Orchard Dental Practice599 m
Croydon Dental Practice618 m
Food hygiene (5-star)47% of 45

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

11/13 ELGIN ROAD MANAGEMENT RTM COMPANY LIMITED
19 ELGIN ROAD LIMITED
35 ELGIN ROAD RESIDENTS' ASSOCIATION LIMITED
DODOTECH LTD
HOME FIXTURES & FITTINGS TRADING LIMITED

+7 more

Investment

Investment grade, yield and market outlook

66

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
5.12% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score27/100
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

62.6

Price growth score

C
Low

Development pressure

High

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,274m
Crossrail 2 route10,074m

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-43.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
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
3
Under construction
0
Completed (3yr)
10
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
R/O Guild House, 111-115, R/O Guild House, 111-115, Addiscombe Road, Croydon, CR0 6SG34 homes
completed
(Front of) Guild House, 111-115, (Front of) Guild House, 111-115, Addiscombe Road, Croydon, CR0 6SG29 homes
completed
15, 15, PARK HILL RISE, CR0 5JE20 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£293,100)

£2,155

Standard buyer

£0

First-time buyer

Save £2,155

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 6XD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £293,100 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 £293k buy?

Similar-priced postcodes — sorted by transport score.

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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
sports18 Apr
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