Addiscombe East · Croydon · Croydon East constituency · 51.37463, -0.07125

CR0 7HG— Addiscombe East, Croydon

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

The practical family move

 

Schools 100%Safety 80/100Transport 32/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
60
Safety
80
Schools
60
Transport
32
Environment
72
Investment
47

The bottom line

CR0 7HG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

CR0 7HG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+12.4% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for CR0 7HG

🛡️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🔒 Very Safe

“The practical family move”

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How CR0 7HG 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 · 15 min walk

KS2: 104.1

—

Secondary

Oasis Academy Shirley Park

Not yet inspected · Inspected Oct 2024 · 13 min walk

P8: -0.05A8: 42.6

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 12 min walk

0 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 1.4km

Crime is +7% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£3,577/m²
Price per ft²£332/ft²
Avg floor area187.8 m²

EPC breakdown

C
1%
D
3%
E
2%

Based on 6 properties · Confidence: low

Street mix

Semi 33%Detached 67%

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£469,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2026 · CAGR

+4.4%

Total change

+217%

Market Activity

Price Velocity & Acceleration

Current Velocity

+117.2%

per year

Acceleration

+154.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 9 sales

Property Type Mix

Total: 9 sales

Detached66.7%
Semi-detached33.3%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£290k£290k+0%1
Post-dot-com plateau2001–2002£290k£290k+0%1
Pre-crash peak2006–2006£630k£630k+0%1
GFC & correction2008–2008£558k£558k+0%1
Pandemic surge2020–2021£870k£675k-22.4%1
Current market2025–2026£424k£920k+117.2%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
East Croydon

Nearby stations

Sandilands Tram StopTram
6 min walk
Addiscombe Tram StopTram
7 min walk
Lebanon Road Tram StopTram
12 min walk
Blackhorse Lane Tram StopTram
14 min walk
Lloyd Park Tram StopTram
17 min walk
No bus stops within 400m

14

Walkability score

4

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park574m
Santander docks (800m)0
Nearest cycle dock5.9 km

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: 14.0 µg/m³
Better than 95% of London
NoiseMEDIUM
road
MODERATE
Radon riskMEDIUM
7.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.8 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 37%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 2.6 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

7 min walk

93%

Recommend GP

93%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.3 km
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

25

Parks (1km)

5

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Claret & Ale (614 m)

Nearest supermarketTesco Express · 1.4 km
11 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

820m

Post office

Nearby shops

Sainsbury's Local680 m
Day 1 Food & Wine699 m
Coughlans Bakery787 m
V A Gibson Butchers791 m

Nearby cafes

Cafe Adagio644 m
The Tram Stop Cafe650 m
Saucy Sausage Cafe676 m
Top Star Diner810 m

Nearby restaurants

Brothers Kebab621 m
Pizza On Line660 m
Greggs672 m
KFC673 m

Nearby pubs

The Claret & Ale614 m
The Alma Tavern844 m
The Cricketers942 m

Nearby gyms

Shirley Park Bowling Club535 m
Sandilands Club607 m

Nearby pharmacies

Boots675 m
Addiscombe Pharmacy861 m

Nearby health

Croydon Dental Practice643 m
Addiscombe Road Surgery781 m
Shirley Clinic809 m
Rosewood Dental913 m
Food hygiene (5-star)58% of 31

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

RUAM HOLDINGS LTD
RUAM SERVICES LIMITED
WALDON TRADING LIMITED

Investment

Investment grade, yield and market outlook

47

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 score18/100
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

42.8

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,964m
Crossrail 2 route10,736m

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%

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)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
4
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)
11
Largest scheme
42 homes · St Mildreds Church, St Mildreds Church, Bingham Road, Croydon, CR0 7EB
Pipeline pressure
LOW

Named schemes (500m)

St Mildreds Church, St Mildreds Church, Bingham Road, Croydon, CR0 7EB42 homes
completed
77, 77, Northampton Road, Croydon, CR0 7HD5 homes
completed
43, Northampton Road, CR0 7HD5 homes
completed
289, Addiscombe Road, CR0 7HZ4 homes
completed
63, Northampton Road, CR0 7HD4 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 7HG

Full postcodeCR0 7HG
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe East
Latitude51.374632
Longitude-0.071247
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