Woodside · Croydon · Croydon East constituency · 51.38829, -0.07549

CR0 6XP— Woodside, Croydon

Location and area intelligence for CR0 6XP, Woodside, Croydon

Strong, well-rated schools nearby

 

Schools 100%Safety 83/100Transport 32/100Yield 4.46%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
55
Safety
83
Schools
90
Transport
32
Environment
71
Investment
56

The bottom line

CR0 6XP offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

CR0 6XP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for CR0 6XP

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How CR0 6XP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Woodside Primary School

Not yet inspected · 5 min walk

KS2: 104.1

★★

Secondary

Ark Blake Academy

Good · Inspected Feb 2023 · 12 min walk

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 8 min walk

9 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

49.9 incidents per 1,000 residents

Better than 63% of London
→ Stable

-23% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour25%
Other22%
Vehicle crime9%
Drug offences8%
Robbery3%
Burglary3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 967m

Crime is 23% below London average

Property

Prices, sales volume and market trends

Avg floor area34.5 m²

EPC breakdown

B
2%
C
14%
D
12%
E
2%
F
2%

Based on 32 properties · Confidence: high

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

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£86,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+5.9%

Total change

+372%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.1%

per year

Acceleration

+39.04

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 57 sales

Property Type Mix

Total: 57 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£60k+12.3%2.2
Post-dot-com plateau2001–2004£89k£133k+48.9%5
Pre-crash peak2005–2007£124k£139k+11.9%4.3
GFC & correction2008–2012£146k£143k-2.1%1
Help-to-Buy recovery2014–2016£100k£193k+92.5%1.7
Brexit uncertainty2018–2018£185k£185k+0%3
Rate-rise correction2022–2022£250k£250k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Flat/maisonette-1.2% α
Local
5.9%
District
7.1%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing4
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Norwood Junction

Nearby stations

Blackhorse Lane Tram StopTram
7 min walk
Woodside Tram StopTram
9 min walk
Addiscombe Tram StopTram
12 min walk
Norwood Junction Rail StationSoutheastern · Southern
12 min walk
Norwood JunctionNational Rail
12 min walk
No bus stops within 400m

23

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

4.9 km

Nearest cycle dock

Central London commute times

London Bridge ★41 min
Victoria46 min ↑
Waterloo54 min ↑
Canary Wharf58 min ↑
City55 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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park580m
Santander docks (800m)0
Nearest cycle dock4.9 km

Nearby car parks

🅿️
Co-operative Food Parking· no
749m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 95% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.3 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 4.0 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

NORTHWAY ROAD SURGERY

139 NORTHWAY ROAD, CR0 6JJ

4 min walk

79%

Recommend GP

79%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.5 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Joiners Arms (385 m)

No restaurants within 800m — nearest: Favorite Chicken & Ribs (805 m)

Nearest supermarketTesco Express · 365 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

514m

Post office

Nearby shops

Londis281 m
Bargain Booze808 m
The Co-operative Food809 m
Leslie's Fruiterers818 m

Nearby cafes

Daisy's Diner799 m
Top Star Diner836 m
The New Cafe & Restaurant837 m
Saucy Sausage Cafe878 m

Nearby restaurants

Favorite Chicken & Ribs805 m
Hot Spot809 m
Regina Pizzeria814 m
The Fish House822 m

Nearby pubs

The Joiners Arms385 m
Portland Arms860 m
The Claret & Ale938 m
The Cherry Tree1.0 km

Nearby gyms

South Norwood Leisure Centre797 m

Nearby pharmacies

Fishers Pharmacy790 m
Addiscombe Pharmacy798 m
Boots879 m
Day Lewis Pharmacy1.1 km

Nearby health

The Enmore Practice751 m
Rosewood Dental838 m
Croydon Dental Practice908 m
Food hygiene (5-star)42% of 31

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

CUSBOX HOT LIMITED
TRAINER REVIVAL HUB LTD

Investment

Investment grade, yield and market outlook

56

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

21.1

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,325m
Crossrail 2 route9,762m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,576 nationally

1,985

Est. population

17,923/km²

62%

Employed

37%

Degree educated

£43,500

Median income

4.9%

Claimant rate

SuburbanVery high densityEstablished mixed

43

Community stability

Age profile

27%
21%
22%
21%
Under 1827%
18–3421%
35–4922%
50–6421%
65+10%

Tenure

20%
30%
27%
19%
Own outright20%
Own (mortgage)30%
Private rent27%
Social rent19%
Shared ownership4%
Rent free0%

Ethnicity

29%
31%
White British29%
White Other12%
Asian12%
Black31%
Mixed11%
Other4%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine21%
No car household33%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent27%
Social rent19%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
2
Borough approval rate
68%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
24
Largest scheme
288 homes · WOODSIDE BRICKWORKS, 588-594, WOODSIDE BRICKWORKS, 588-594, DAVIDSON ROAD, BECKFORD ROAD (63-75), SE25
Pipeline pressure
NONE

Named schemes (500m)

WOODSIDE BRICKWORKS, 588-594, WOODSIDE BRICKWORKS, 588-594, DAVIDSON ROAD, BECKFORD ROAD (63-75), SE25288 homes
completed
PART OF FORMER WOODSIDE BRICKWORKS, PART OF FORMER WOODSIDE BRICKWORKS, DAVIDSON ROAD, SE2526 homes
completed
176, 176, MORLAND ROAD, CR024 homes
completed
9, 9, Woodside Green, Woodside, SE25 5EY10 homes
completed
16-22, 16-22, Hermitage Lane, SE25 5HH9 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
18.5%
Ward turnout
33%
Election year
2022
MP
Natasha Irons (Labour)
MP majority
6,825
Constituency
Croydon East

Councillors

Michael BonelloLabour
Amy FosterLabour
Brigitte GrahamLabour

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Key facts for CR0 6XP

Full postcodeCR0 6XP
Postcode districtCR0
BoroughLondon Borough of Croydon
WardWoodside
Latitude51.388290
Longitude-0.075487
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