Addiscombe East · Croydon · Croydon East constituency · 51.37994, -0.07348

CR0 7AA— Addiscombe East, Croydon

Location and area intelligence for CR0 7AA, Addiscombe East, Croydon

The practical family move

 

Schools 100%Safety 75/100Transport 27/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
75
Schools
90
Transport
27
Environment
70
Investment
46

The bottom line

CR0 7AA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

CR0 7AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+3.6% vs London avg
vs London crime-6.0% vs London avg

Deep-dive guides for CR0 7AA

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How CR0 7AA 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 · 7 min walk

KS2: 104.1

★★

Secondary

Ark Blake Academy

Good · Inspected Feb 2023 · 9 min walk

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 9 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

61.0 incidents per 1,000 residents

Better than 53% of London
↑ Rising 1750.0%

-6% vs borough

Crime by type

Other28%
Anti-social behaviour26%
Violence & sexual offences25%
Vehicle crime9%
Drug offences5%
Burglary5%
Robbery2%
Theft1%

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 1.0km

Crime is 6% below London average

Property

20 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

CR0 district median

£336,250

Based on 728 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£3,622/m²
Price per ft²£337/ft²
Avg floor area77.6 m²

EPC breakdown

C
7%
D
9%
E
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 11%Terraced 6%Flat 83%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£194,000
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)
RoofAverage thermal transmittance 0.16 W/m²K
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

2000–2024 · CAGR

+4.5%

Total change

+186%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.6%

per year

Acceleration

-94.28

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached11.1%
Terraced5.6%
Flat/maisonette83.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£98k£98k+0%1
Post-dot-com plateau2002–2004£350k£185k-47.3%1.7
Pre-crash peak2006–2006£176k£176k+0%1
GFC & correction2008–2009£218k£182k-16.5%2
Help-to-Buy recovery2013–2016£164k£150k-8.5%1.3
Brexit uncertainty2017–2017£288k£288k+0%1
Current market2024–2024£280k£280k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.5% alpha

Flat/maisonette-1.5% α
Local
2%
District
3.5%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Addiscombe Tram StopTram
0 min walk
Blackhorse Lane Tram StopTram
7 min walk
Sandilands Tram StopTram
8 min walk
Lebanon Road Tram StopTram
12 min walk
Woodside Tram StopTram
12 min walk
No bus stops within 400m

28

Walkability score

10

Footpaths (500m)

0

Santander docks (800m)

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park374m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
Co-operative Food Parking· no
374m

Connectivity

Broadband and mobile coverage

72%

Full fibre

72%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed366 Mbps
Median download392 Mbps
Superfast coverage72%
All operators 5G75%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 95% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.2 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 3.1 km

Energy

Solar: 850 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 yield850.4 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

2 min walk

93%

Recommend GP

93%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.2 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

2

Convenience

Nearest supermarketTesco Express · 814 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

335m

Post office

Nearby shops

Sainsbury's Local135 m
Day 1 Food & Wine175 m
Coughlans Bakery296 m
V A Gibson Butchers303 m

Nearby cafes

Cafe Adagio37 m
The Tram Stop Cafe41 m
Saucy Sausage Cafe128 m
Top Star Diner354 m

Nearby restaurants

Brothers Kebab64 m
Pizza On Line73 m
Greggs113 m
KFC117 m

Nearby pubs

The Claret & Ale13 m
The Alma Tavern509 m
The Cricketers751 m
The Joiners Arms817 m

Nearby gyms

Sandilands Club1.1 km

Nearby pharmacies

Boots125 m
Addiscombe Pharmacy392 m

Nearby health

Croydon Dental Practice91 m
Rosewood Dental494 m
Food hygiene (5-star)55% of 67

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
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

GBM BUILDING & FACILITIES MANAGEMENT LTD
GETTEMILLS HEALTHCARE LTD
GOLIBERO LIMITED
JW LOCKS & SERVICES LTD
SNM LONDON HAIR STUDIO LTD

Investment

Investment grade, yield and market outlook

46

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
4.5% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

50.6

Price growth score

C
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,748m
Crossrail 2 route10,320m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,739 nationally

1,819

Est. population

13,617/km²

70%

Employed

44%

Degree educated

£43,500

Median income

4.0%

Claimant rate

Inner cityHigh densityOwner occupiers / families

52

Community stability

Age profile

21%
22%
23%
22%
Under 1821%
18–3422%
35–4923%
50–6422%
65+13%

Tenure

31%
40%
23%
Own outright31%
Own (mortgage)40%
Private rent23%
Social rent4%
Shared ownership1%

Ethnicity

41%
14%
21%
White British41%
White Other14%
Asian11%
Black21%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine18%
No car household32%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent24%
Social rent4%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
5
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
24
Largest scheme
67 homes · 13-27, 13-27, Grant Road, Croydon, CR0 6PJ
Pipeline pressure
LOW

Named schemes (500m)

83, 83, TEEVAN ROAD, CR0 6RQ42 homes
completed
St Mildreds Church, St Mildreds Church, Bingham Road, Croydon, CR0 7EB42 homes
completed
Pavement Square, Pavement Square, Lower Addiscombe Road, Croydon, CR0 6RP40 homes
completed
173, 173, Lower Addiscombe Road, Croydon, CR0 6PZ14 homes
completed
REAR OF, 68, REAR OF, 68, HAVELOCK ROAD, CR0 6QP10 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

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Key facts for CR0 7AA

Full postcodeCR0 7AA
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe East
Latitude51.379939
Longitude-0.073481
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