Addiscombe East · Croydon · Croydon East constituency · 51.38028, -0.06315

CR0 7EQ— Addiscombe East, Croydon

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

London's quiet achiever

 

Schools 50%Safety 88/100Transport 23/100Yield 4.46%

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
60
Safety
88
Schools
30
Transport
23
Environment
98
Investment
52

The bottom line

CR0 7EQ offers low crime, fast broadband and a green environment — a strong choice for Owner-occupiers.

Less suited to Families.

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Location

CR0 7EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+12.4% vs London avg
vs London crime-63.0% vs London avg

Deep-dive guides for CR0 7EQ

🛡️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 7EQ 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 · 10 min walk

—

Secondary

Oasis Academy Shirley Park

Not yet inspected · Inspected Oct 2024 · 4 min walk

P8: -0.05A8: 42.6

50% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Crosfield Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

24.1 incidents per 1,000 residents

Better than 83% of London
→ Stable

-63% vs borough

Crime by type

Violence & sexual offences26%
Burglary23%
Anti-social behaviour20%
Vehicle crime17%
Other9%
Drug offences3%
Robbery3%
Theft0%

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)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 616m

Crime is 63% below London average

Property

Prices, sales volume and market trends

Avg floor area130.7 m²

EPC breakdown

C
1%
D
5%
E
2%
F
1%

Based on 9 properties · Confidence: low

Street mix

Semi 7%Terraced 93%

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£326,750
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)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,546
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.6%

Total change

+546%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.1%

per year

Acceleration

+12.64

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached7.1%
Terraced92.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1996£66k£88k+34.1%1
Post-dot-com plateau2002–2002£180k£180k+0%1
Pre-crash peak2006–2006£260k£260k+0%3
GFC & correction2008–2012£305k£275k-9.8%1
Help-to-Buy recovery2014–2014£336k£336k+0%1
Brexit uncertainty2018–2018£500k£500k+0%1
Pandemic surge2021–2021£570k£570k+0%1
Rate-rise correction2022–2022£458k£458k+0%2
Current market2024–2024£425k£425k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.9% alpha

Terraced-0.9% α
Local
3.6%
District
4.5%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

25

Walkability score

3

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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park528m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
Co-operative Food Parking· no
537m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 95% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% 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

3

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 516 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

39

Parks (1km)

13

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketTesco Express · 915 m
5 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)

505m

Post office

Nearby shops

Select Food & Wine84 m
Harrisons417 m
Ryan's Wine & Spirits462 m
Hathaways464 m

Nearby cafes

Eddie's Cafe116 m
The New Cafe & Restaurant410 m
Top Star Diner466 m
Daisy's Diner481 m

Nearby restaurants

Pizza Hot 4 You95 m
Happy Dolphin144 m
Shirley Best Kebab159 m
Dans Garden168 m

Nearby pubs

The Cricketers114 m
The Claret & Ale734 m
The Joiners Arms901 m

Nearby gyms

Shirley Park Bowling Club993 m

Nearby pharmacies

Addiscombe Pharmacy479 m
Shirley Pharmacy503 m
Boots627 m

Nearby health

Shirley Clinic282 m
Rosewood Dental405 m
Addiscombe Road Surgery463 m
Back in Shape Clinic512 m
Food hygiene (5-star)69% of 42

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

ADAMSKI BUILDERS LTD

Investment

Investment grade, yield and market outlook

52

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 score21/100
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

34.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,140m
Crossrail 2 route10,938m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,843 nationally

1,454

Est. population

7,653/km²

57%

Employed

41%

Degree educated

£47,200

Median income

3.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

62

Community stability

Age profile

22%
16%
17%
23%
22%
Under 1822%
18–3416%
35–4917%
50–6423%
65+22%

Tenure

44%
40%
Own outright44%
Own (mortgage)40%
Private rent8%
Social rent8%

Ethnicity

48%
15%
18%
White British48%
White Other9%
Asian15%
Black18%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine14%
No car household15%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent8%
Social rent8%

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)
1
Commercial apps (800m)
1
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
Mansfield House 139-141, Mansfield House 139-141, Shirley Road, Shirley, CR0 7LR13 homes
completed
139-141, 139-141, SHIRLEY ROAD, CR012 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 7EQ

Full postcodeCR0 7EQ
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe East
Latitude51.380281
Longitude-0.063148
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