Addiscombe East · Croydon · Croydon East constituency · 51.38258, -0.06511

CR0 7DR— Addiscombe East, Croydon

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

London's quiet achiever

 

Schools 50%Safety 90/100Transport 31/100Low yield 3.33%Only 1 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
58
Safety
90
Schools
30
Transport
31
Environment
81
Investment
38

Location

CR0 7DR

Key facts for CR0 7DR

Full postcodeCR0 7DR
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe East
Latitude51.382579
Longitude-0.065107
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-13.5% vs London avg
vs London income+12.4% vs London avg
vs London crime-97.4% vs London avg

Deep-dive guides for CR0 7DR

🛡️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🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How CR0 7DR 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 · 7 min walk

—

Secondary

Oasis Academy Shirley Park

Not yet inspected · 2 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 · 16 min walk

3 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

99

Road safety score

1

Accidents (5yr)

Crime is 97% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.

£450,000

Median sale price

13% below London median

£450,000 is 13% below the London median (£520,000)

Terraced

Dominant type

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,025/m²
Price per ft²£374/ft²
Avg floor area111.8 m²

EPC breakdown

D
19%
E
5%

Based on 24 properties · Confidence: medium

Street mix

Semi 13%Terraced 87%

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£10,000
First-time buyerFTB
£1,250
Additional propertyBTL/2nd
£23,500

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

9.5×

Price-to-income

£2,251/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£279,500
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,546
Price growth potentialModerate

Transport

1 May

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

🚃
Blackhorse Lane Tram StopTram
6 min walk
🚃
Woodside Tram StopTram
6 min walk
🚃
Addiscombe Tram StopTram
8 min walk
🚃
Arena Tram StopTram
14 min walk
🚃
Sandilands Tram StopTram
15 min walk
🚌3 bus routes · 5 stops within 400m · 112 buses/hr peak

40

Walkability score

14

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)

Total spaces (800m)2
Nearest car park341m
Santander docks (800m)0
Nearest cycle dock6.4 km

Nearby car parks

🅿️
Co-operative Food Parking· no
341m

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed488 Mbps
Median download446 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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.1 km away✗ Not Green Belt✗ Not AONB58% green spaceTree canopy: 10%
More green space than 98% of London

Nearest SSSI: Croham Hurst SSSI — 3.5 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

2 min walk

90%

Recommend GP

90%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 609 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

14

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketTesco Express · 628 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

341m

Post office

Nearby shops

Select Food & Wine214 m
Harrisons226 m
Ryan's Wine & Spirits299 m
Bargain Booze328 m

Nearby cafes

Eddie's Cafe188 m
The New Cafe & Restaurant194 m
Daisy's Diner295 m
Top Star Diner309 m

Nearby restaurants

Vujon83 m
Dans Garden143 m
Shirley Best Kebab151 m
Happy Dolphin164 m

Nearby pubs

The Cricketers209 m
The Joiners Arms613 m
The Claret & Ale665 m

Nearby pharmacies

Addiscombe Pharmacy290 m
Boots533 m
Shirley Pharmacy793 m
Fishers Pharmacy1.2 km

Nearby health

Rosewood Dental182 m
Croydon Dental Practice562 m
Shirley Clinic571 m
Shirley Oaks Hospital609 m
Food hygiene (5-star)69% of 52

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
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

RRV HOLDINGS LTD
RRV LIMITED
RRV PROPERTIES & DEVELOPMENTS LIMITED
RRV RETAIL LTD
RRV SOLUTIONS LTD

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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
3.33% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

48.5

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,102m
Crossrail 2 route10,698m

Demographics

22 Apr

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,773 nationally

1,358

Est. population

13,996/km²

64%

Employed

44%

Degree educated

£47,200

Median income

2.7%

Claimant rate

Inner cityHigh densityOwner occupiers / families

61

Community stability

Age profile

19%
17%
20%
25%
19%
Under 1819%
18–3417%
35–4920%
50–6425%
65+19%

Tenure

46%
40%
Own outright46%
Own (mortgage)41%
Private rent13%
Social rent1%
Shared ownership0%

Ethnicity

52%
14%
White British52%
White Other11%
Asian13%
Black14%
Mixed8%
Other2%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine15%
No car household23%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent13%
Social rent1%

vs. London

Income vs London+12.4%
Price vs London-13.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
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)
18
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
Black Horse Inn P. H. 335, Black Horse Inn P. H. 335, Lower Addiscombe Road, Croydon, CR0 6RG23 homes
completed
47, 47, Shirley Road, Croydon, CR0 7ER18 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
288A, Lower Addiscombe Road, CR0 7AE4 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 (£450,000)

£10,000

Standard buyer

£1,250

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 7DR offers low crime, fast broadband and a green environment at £450,000 median — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 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

What else could £450k 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
stats199 Jun
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