Addiscombe East · Croydon · Croydon East constituency · 51.38605, -0.06223

CR0 7AL— Addiscombe East, Croydon

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

London's quiet achiever

 

Schools 50%Safety 96/100Transport 29/100Yield 3.90%

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
52
Safety
96
Schools
30
Transport
29
Environment
71
Investment
47

Location

CR0 7AL

Key facts for CR0 7AL

Full postcodeCR0 7AL
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe East
Latitude51.386048
Longitude-0.062230
Parliamentary constituencyCroydon East
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
GoodNeutralRisk: Medium

London Benchmarks

vs London income-2.6% vs London avg
vs London crime-98.1% vs London avg

Deep-dive guides for CR0 7AL

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How CR0 7AL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

Oasis Academy Shirley Park Primary

Not yet inspected · 2 min walk

—

Secondary

Oasis Academy Shirley Park

Not yet inspected · 5 min walk

P8: -0.05A8: 42.6

50% of local schools rated Good or Outstanding

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Crosfield Nursery School

Not inspected · 13 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

1.2 incidents per 1,000 residents

Top 5% — safest in London
↓ Falling 75.0%

-92% vs borough

Crime by type

Other50%
Violence & sexual offences50%
Anti-social behaviour0%
Drug offences0%
Theft0%
Robbery0%
Vehicle crime0%
Burglary0%

Road safety

89

Road safety score

3

Accidents (5yr)

2

KSI (5yr)

Crime is 98% below London average

Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

Avg floor area74.9 m²

EPC breakdown

D
6%
E
1%

Based on 7 properties · Confidence: low

Street mix

Semi 17%Terraced 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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£187,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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 potentialLow

Transport

1 May

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

🚃
Woodside Tram StopTram
3 min walk
🚃
Blackhorse Lane Tram StopTram
7 min walk
🚃
Arena Tram StopTram
8 min walk
🚃
Addiscombe Tram StopTram
13 min walk
🚇
Norwood Junction Rail StationSoutheastern · Southern
19 min walk
🚌3 bus routes · 5 stops within 400m · 45 buses/hr peak

29

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★46 min
Victoria65 min ↑
Waterloo55 min ↑
Canary Wharf58 min ↑
City59 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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park367m
Santander docks (800m)0
Nearest cycle dock6.3 km

Nearby car parks

🅿️
Co-operative Food Parking· no
670m
🅿️
Dragon Quest
715m
🅿️
World Of Golf
730m

Connectivity

Broadband and mobile coverage

100%

Full fibre

83%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed433 Mbps
Median download420 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: 23.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 86% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.8 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 10%
More green space than 94% of London

Nearest SSSI: Croham Hurst SSSI — 4.0 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

ASHBURTON PARK MEDICAL CENTRE

ASHBURTON PARK M.PRACTICE, 416 LOWER ADDISCOMBE ROAD, ADDISCOMBE, CR0 7AG

3 min walk

90%

Recommend GP

90%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

Nearest hospitalShirley Oaks Hospital · 593 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

65

Parks (1km)

8

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cricketers (531 m)

Nearest supermarketTesco Express · 596 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

702m

Post office

Nearby shops

Select Food & Wine562 m
Harrisons602 m
Ryan's Wine & Spirits673 m
Bargain Booze690 m

Nearby cafes

Eddie's Cafe532 m
The New Cafe & Restaurant561 m
Daisy's Diner650 m
Top Star Diner685 m

Nearby restaurants

Vujon380 m
Dans Garden484 m
Shirley Best Kebab492 m
Happy Dolphin506 m

Nearby pubs

The Cricketers531 m
The Joiners Arms575 m
Portland Arms979 m

Nearby gyms

Croydon Sports Arena826 m
South Norwood Leisure Centre911 m

Nearby pharmacies

Addiscombe Pharmacy645 m
Greenchem Dispensing Chemist764 m
Fishers Pharmacy867 m
Shirley Pharmacy1.1 km

Nearby health

Rosewood Dental547 m
Shirley Oaks Hospital593 m
Bywood Dental742 m
The Enmore Practice863 m
Food hygiene (5-star)67% of 27

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

47

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
3.90% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

8.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,715m
Crossrail 2 route10,695m

Demographics

22 Apr

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,622 nationally

1,876

Est. population

5,566/km²

60%

Employed

33%

Degree educated

£40,900

Median income

6.8%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

50

Community stability

Age profile

25%
22%
19%
23%
Under 1825%
18–3422%
35–4919%
50–6423%
65+10%

Tenure

18%
31%
37%
Own outright18%
Own (mortgage)31%
Private rent13%
Social rent37%
Shared ownership0%
Rent free0%

Ethnicity

37%
14%
30%
White British37%
White Other6%
Asian14%
Black30%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine22%
No car household31%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Social rent37%
Private rent13%

vs. London

Income vs London-2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
2
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
0
Under construction
0
Completed (3yr)
2
Largest scheme
100 homes · The Academy (Fmr Ashburton High Sch), The Academy (Fmr Ashburton High Sch), SHIRLEY ROAD, Stroud Green Way, CR9 7AL
Pipeline pressure
NONE

Named schemes (500m)

The Academy (Fmr Ashburton High Sch), The Academy (Fmr Ashburton High Sch), SHIRLEY ROAD, Stroud Green Way, CR9 7AL100 homes
completed
Malling Close, Stockbury Road, Croydon, CR0 7YF41 homes
completed
40-50, 40-50, Spring Lane, Croydon, SE2514 homes
completed
412, 412, Lower Addiscombe Road, Croydon, CR0 7AG2 homes
completed
72, 72, Spring Lane, South Norwood, SE25 4SP2 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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The bottom line

CR0 7AL offers low crime and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 46 min to london bridge — above average for this zone.

Less suited to Families.

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Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

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Data freshness

When each data source was last updated

75%

Confidence score

9/12

Pillars populated

Medium reliability
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
noise24 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
stats199 Jun
streets18 Apr
planning1 Jun
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
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