Addiscombe East · Croydon · Croydon East constituency · 51.38091, -0.06848

CR0 7DF— Addiscombe East, Croydon

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

The family fortress

 

Schools 100%Safety 90/100Transport 35/100Low yield 3.23%Only 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
65
Safety
90
Schools
60
Transport
35
Environment
70
Investment
43

Location

CR0 7DF

Key facts for CR0 7DF

Full postcodeCR0 7DF
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe East
Latitude51.380908
Longitude-0.068482
Parliamentary constituencyCroydon East
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
ExcellentNeutralRisk: Low

London Benchmarks

vs London avg price-10.6% vs London avg
vs London income+12.4% vs London avg
vs London crime-97.4% vs London avg

Deep-dive guides for CR0 7DF

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How CR0 7DF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Woodside Primary School

Not yet inspected · 8 min walk

KS2: 104.1

—

Secondary

Oasis Academy Shirley Park

Not yet inspected · 5 min walk

P8: -0.05A8: 42.6

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 18 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

1.7 incidents per 1,000 residents

Top 5% — safest in London
→ Stable

-89% vs borough

Crime by type

Anti-social behaviour33%
Other33%
Violence & sexual offences33%
Drug offences0%
Theft0%
Robbery0%
Vehicle crime0%
Burglary0%

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 97% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 2 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£464,750

Median sale price

11% below London median

£464,750 is 11% below the London median (£520,000)

Terraced

Dominant type

Price history

Sales (24 months)2
New build0.0%
Price per m²£4,206/m²
Price per ft²£391/ft²
Avg floor area110.5 m²

EPC breakdown

D
11%
E
3%

Based on 14 properties · Confidence: medium

Street mix

Terraced 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

Stamp duty

Standard buyer£10,738
First-time buyerFTB
£1,988
Additional propertyBTL/2nd
£24,680

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

9.8×

Price-to-income

£2,325/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£276,250
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)
GlazingMostly double glazing
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
Below London average
🚂
Norwood Junction

Nearby stations

🚃
Addiscombe Tram StopTram
4 min walk
🚃
Blackhorse Lane Tram StopTram
6 min walk
🚃
Woodside Tram StopTram
9 min walk
🚃
Sandilands Tram StopTram
12 min walk
🚃
Lebanon Road Tram StopTram
16 min walk
🚌3 bus routes · 5 stops within 400m · 52 buses/hr peak

38

Walkability score

8

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park206m
Santander docks (800m)0
Nearest cycle dock6.4 km

Nearby car parks

🅿️
Co-operative Food Parking· no
206m

Connectivity

Broadband and mobile coverage

97%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed484 Mbps
Median download445 Mbps
Superfast coverage97%
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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.2 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 10%
More green space than 79% of London

Nearest SSSI: Croham Hurst SSSI — 3.3 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

6 min walk

90%

Recommend GP

90%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 854 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

18

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

9

Convenience

No pubs within 400m — nearest: The Claret & Ale (377 m)

Nearest supermarketTesco Express · 698 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

152m

Post office

Nearby shops

Ryan's Wine & Spirits122 m
Harrisons143 m
Leslie's Fruiterers147 m
Bargain Booze148 m

Nearby cafes

Top Star Diner119 m
Daisy's Diner159 m
The New Cafe & Restaurant177 m
Saucy Sausage Cafe252 m

Nearby restaurants

Woodlands Pizza121 m
Domino's130 m
Gourmet Kitchen140 m
Regina Pizzeria146 m

Nearby pubs

The Claret & Ale377 m
The Cricketers390 m
The Joiners Arms691 m

Nearby gyms

Shirley Park Bowling Club1.1 km

Nearby pharmacies

Addiscombe Pharmacy161 m
Boots255 m
Shirley Pharmacy801 m

Nearby health

Rosewood Dental188 m
Croydon Dental Practice277 m
Shirley Clinic603 m
Addiscombe Road Surgery749 m
Food hygiene (5-star)62% of 68

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ABOVE N BELOW RIGGING LTD.
ISHARI LIMITED

Investment

Investment grade, yield and market outlook

43

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
3.23% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score20/100
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

51.7

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,402m
Crossrail 2 route10,578m

Demographics

22 Apr

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,247 nationally

1,652

Est. population

14,126/km²

64%

Employed

39%

Degree educated

£47,200

Median income

5.4%

Claimant rate

Inner cityHigh densityOwner occupiers / families

52

Community stability

Age profile

27%
17%
22%
19%
14%
Under 1827%
18–3417%
35–4922%
50–6419%
65+14%

Tenure

33%
37%
22%
Own outright33%
Own (mortgage)37%
Private rent22%
Social rent7%
Shared ownership1%

Ethnicity

44%
15%
17%
White British44%
White Other12%
Asian15%
Black17%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine18%
No car household26%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent22%
Social rent7%

vs. London

Income vs London+12.4%
Price vs London-10.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
6
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)
26
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)

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
Black Horse Inn P. H. 335, Black Horse Inn P. H. 335, Lower Addiscombe Road, Croydon, CR0 6RG23 homes
completed
Sidda House (Ground And First Floors Only), 350, Sidda House (Ground And First Floors Only), 350, Lower Addiscombe Road, Croydon, CR0 7AF11 homes
completed
208-212, 208-212, LOWER ADDISCOMBE ROAD, CR0 7AB10 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 (£464,750)

£10,738

Standard buyer

£1,988

First-time buyer

Save £8,750

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 7DF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £464,750 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 46 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

What else could £465k 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