Addiscombe East · Croydon · Croydon East constituency · 51.37911, -0.07103

CR0 7EX— Addiscombe East, Croydon

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

The practical family move

 

Schools 100%Safety 80/100Transport 29/100Yield 7.32%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
62
Safety
80
Schools
60
Transport
29
Environment
69
Investment
58

The bottom line

CR0 7EX offers exceptional schools (100% Good/Outstanding) and low crime at £205,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

CR0 7EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-60.6% vs London avg
vs London income+12.4% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for CR0 7EX

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

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Postcode Personality

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“The practical family move”

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How CR0 7EX 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 · 9 min walk

KS2: 104.1

—

Secondary

Oasis Academy Shirley Park

Not yet inspected · Inspected Oct 2024 · 9 min walk

P8: -0.05A8: 42.6

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.4 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

+7% vs borough

Crime by type

Violence & sexual offences34%
Other31%
Anti-social behaviour11%
Vehicle crime10%
Burglary8%
Drug offences2%
Theft2%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 964m

Crime is +7% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£205,000

Median sale price

Bottom 25% — 61% below London median

£205,000 is 61% below the London median (£520,000)

+13.3%

This year

Flat

Dominant type

Price history

5-year change
-27.1%
Sales (24 months)7
New build0.0%
Avg flat£205,000
Price per m²£4,607/m²
Price per ft²£428/ft²
Avg floor area58.1 m²

EPC breakdown

B
22%
C
10%
D
1%

Based on 33 properties · Confidence: high

Street mix

Flat 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£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£6,150

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

4.3×

Price-to-income

£1,026/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£145,250
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2006–2025 · CAGR

+-1.3%

Total change

-22%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.7%

per year

Acceleration

+41.82

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 84 sales

Property Type Mix

Total: 84 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£264k£280k+6.1%8.5
GFC & correction2008–2012£245k£280k+14.3%5
Help-to-Buy recovery2013–2016£277k£230k-17.1%4
Brexit uncertainty2017–2019£238k£245k+3.2%3.3
Pandemic surge2020–2020£280k£280k+0%1
Rate-rise correction2022–2023£183k£247k+35.3%4
Current market2024–2025£180k£207k+14.7%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-4.1% alpha

Flat/maisonette-4.1% α
Local
-1.3%
District
2.8%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing6
Trend Position75

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

Addiscombe Tram StopTram
2 min walk
Blackhorse Lane Tram StopTram
8 min walk
Sandilands Tram StopTram
8 min walk
Woodside Tram StopTram
12 min walk
Lebanon Road Tram StopTram
13 min walk
No bus stops within 400m

29

Walkability score

8

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★37 min
Victoria41 min ↑
Waterloo54 min ↑
Canary Wharf52 min ↑
City50 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)

Nearest car park384m
Santander docks (800m)0
Nearest cycle dock5.7 km

Nearby car parks

🅿️
Co-operative Food Parking· no
384m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.4 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 3.1 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

STOVELL HOUSE SURGERY

188 LOWER ADDISCOMBE ROAD, ADDISCOMBE, CR0 6AH

4 min walk

93%

Recommend GP

93%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.1 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

14

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

8

Convenience

Nearest supermarketTesco Express · 883 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)

326m

Post office

Nearby shops

Sainsbury's Local192 m
Day 1 Food & Wine203 m
Coughlans Bakery291 m
V A Gibson Butchers296 m

Nearby cafes

Saucy Sausage Cafe191 m
The Tram Stop Cafe217 m
Cafe Adagio229 m
Top Star Diner323 m

Nearby restaurants

KFC191 m
Greggs192 m
Pizza On Line199 m
Brothers Kebab248 m

Nearby pubs

The Claret & Ale206 m
The Cricketers616 m
The Alma Tavern676 m
The Joiners Arms881 m

Nearby gyms

Shirley Park Bowling Club934 m
Sandilands Club1.1 km

Nearby pharmacies

Boots191 m
Addiscombe Pharmacy373 m

Nearby health

Croydon Dental Practice168 m
Rosewood Dental445 m
Shirley Clinic703 m
Addiscombe Road Surgery794 m
Food hygiene (5-star)61% of 61

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

A

High street health

Investment

Investment grade, yield and market outlook

58

Investment score

Good

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
7.3% (high)London avg: 3.8%Strong yield — top 7% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

56.2

Price growth score

C
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,662m
Crossrail 2 route10,515m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,921 nationally

1,772

Est. population

5,684/km²

59%

Employed

50%

Degree educated

£47,200

Median income

3.8%

Claimant rate

Inner cityMedium densityOwner occupiers / families

53

Community stability

Age profile

21%
19%
19%
22%
19%
Under 1822%
18–3419%
35–4919%
50–6422%
65+20%

Tenure

38%
33%
21%
Own outright38%
Own (mortgage)33%
Private rent21%
Social rent6%
Shared ownership2%

Ethnicity

44%
19%
14%
White British44%
White Other10%
Asian19%
Black14%
Mixed10%
Other3%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine12%
No car household28%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent21%
Social rent6%

vs. London

Income vs London+12.4%
Price vs London-60.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
6
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
1
Under construction
0
Completed (3yr)
24
Largest scheme
42 homes · 83, 83, TEEVAN ROAD, CR0 6RQ
Pipeline pressure
LOW

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
208-212, 208-212, LOWER ADDISCOMBE ROAD, CR0 7AB10 homes
completed
2, 3-4 Sundridge Place Croydon CR0 6FF6 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 (£205,000)

£0

Standard buyer

£0

First-time buyer

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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Key facts for CR0 7EX

Full postcodeCR0 7EX
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe East
Latitude51.379107
Longitude-0.071030
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