Addiscombe East · Croydon · Croydon East constituency · 51.38213, -0.06392

CR0 7EP— Addiscombe East, Croydon

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

London's quiet achiever

 

Schools 50%Safety 80/100Transport 27/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
58
Safety
80
Schools
30
Transport
27
Environment
85
Investment
46

The bottom line

CR0 7EP offers low crime, fast broadband and a green environment — strong value for Owner-occupiers who can accept its trade-offs.

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

Less suited to Families.

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Location

CR0 7EP

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+12.4% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for CR0 7EP

🛡️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 7EP 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 · 8 min walk

—

Secondary

Oasis Academy Shirley Park

Not yet inspected · Inspected Oct 2024 · 1 min walk

P8: -0.05A8: 42.6

50% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Crosfield Nursery School

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.8 incidents per 1,000 residents

Better than 50% of London
→ Stable

-0% vs borough

Crime by type

Other28%
Violence & sexual offences26%
Anti-social behaviour20%
Vehicle crime13%
Burglary9%
Robbery2%
Drug offences1%
Theft0%

Road safety

83

Road safety score

9

Accidents (5yr)

2

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

6

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 424m

Crime is 0% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£2,871/m²
Price per ft²£267/ft²
Avg floor area90 m²

EPC breakdown

C
7%
D
19%
E
8%
F
4%

Based on 38 properties · Confidence: high

Street mix

Semi 11%Terraced 74%Flat 7%Other 7%

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£225,000
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,546
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.3%

Total change

+253%

Market Activity

Price Velocity & Acceleration

Current Velocity

-50.5%

per year

Acceleration

-60.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 49 sales

Property Type Mix

Total: 49 sales

Semi-detached12.2%
Terraced79.6%
Flat/maisonette8.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£68k£60k-11.8%2
Post-dot-com plateau2001–2004£166k£229k+38%2.2
Pre-crash peak2006–2007£245k£220k-10.2%3
GFC & correction2009–2012£240k£248k+3.1%1
Help-to-Buy recovery2013–2016£270k£338k+25%2
Brexit uncertainty2017–2019£453k£505k+11.6%1.7
Pandemic surge2020–2021£415k£443k+6.7%2
Rate-rise correction2023–2023£485k£485k+0%3
Current market2025–2025£240k£240k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
6.5%
District
6.4%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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

Blackhorse Lane Tram StopTram
7 min walk
Woodside Tram StopTram
7 min walk
Addiscombe Tram StopTram
9 min walk
Arena Tram StopTram
14 min walk
Sandilands Tram StopTram
16 min walk
No bus stops within 400m

29

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★40 min
Victoria49 min ↑
Waterloo54 min ↑
Canary Wharf55 min ↑
City56 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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park426m
Santander docks (800m)0
Nearest cycle dock5.7 km

Nearby car parks

🅿️
Co-operative Food Parking· no
426m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed492 Mbps
Median download447 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 waterLOW
Low
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 15.0 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 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

3 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 · 525 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

14

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketTesco Express · 719 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

417m

Post office

Nearby shops

Select Food & Wine130 m
Harrisons305 m
Ryan's Wine & Spirits373 m
Bargain Booze404 m

Nearby cafes

Eddie's Cafe99 m
The New Cafe & Restaurant279 m
Daisy's Diner375 m
Top Star Diner382 m

Nearby restaurants

Dans Garden49 m
Shirley Best Kebab57 m
Happy Dolphin72 m
Pizza Hot 4 You132 m

Nearby pubs

The Cricketers116 m
The Joiners Arms704 m
The Claret & Ale721 m

Nearby gyms

Shirley Park Bowling Club1.2 km

Nearby pharmacies

Addiscombe Pharmacy371 m
Boots594 m
Shirley Pharmacy711 m

Nearby health

Rosewood Dental268 m
Shirley Clinic489 m
Shirley Oaks Hospital525 m
Croydon Dental Practice620 m
Food hygiene (5-star)66% of 47

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

AURASCULPT STUDIO LIMITED
AVASIN LIMITED
CROYDON COMMUNITY SOCIAL HUB CIC
EM3RALD LTD
MNOOR&CO LTD

+11 more

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

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

8/100

Velocity score

Future outlook

55.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,064m
Crossrail 2 route10,795m

Demographics

16 Jun

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

3.0%

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
2
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
0
Under construction
0
Completed (3yr)
4
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
85 & 97, 85 & 97, SHIRLEY ROAD, CR0 7LQ21 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
341, 341, Lower Addiscombe Road, Ashburton, CR0 6RG4 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 7EP

Full postcodeCR0 7EP
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe East
Latitude51.382128
Longitude-0.063918
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