Addiscombe East · Croydon · Croydon East constituency · 51.37633, -0.06922

CR0 7HQ— Addiscombe East, Croydon

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

The family fortress

 

Schools 100%Safety 80/100Transport 27/100Yield 4.46%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
63
Safety
80
Schools
60
Transport
27
Environment
88
Investment
57

The bottom line

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

Less suited to Car-free commuters.

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Location

CR0 7HQ

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 7HQ

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How CR0 7HQ 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 · 13 min walk

KS2: 104.1

—

Secondary

Oasis Academy Shirley Park

Not yet inspected · Inspected Oct 2024 · 10 min walk

P8: -0.05A8: 42.6

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 13 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 · 1.2km

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area146.6 m²

EPC breakdown

E
2%

Based on 2 properties · Confidence: very_low

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£366,500
Rebuild cost per m²£2,500/m²

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

Council tax band Band EAnnual charge £2,546
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2014 · CAGR

+6.9%

Total change

+173%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.2%

per year

Acceleration

-150.68

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 4 sales

Property Type Mix

Total: 4 sales

Detached100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£182k£182k+0%2
Pre-crash peak2006–2006£466k£466k+0%1
Help-to-Buy recovery2014–2014£495k£495k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
6 min walk
Sandilands Tram StopTram
8 min walk
Blackhorse Lane Tram StopTram
12 min walk
Lebanon Road Tram StopTram
14 min walk
Woodside Tram StopTram
15 min walk
No bus stops within 400m

19

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★40 min
Victoria44 min ↑
Waterloo57 min ↑
Canary Wharf55 min ↑
City53 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 park433m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
Co-operative Food Parking· no
688m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskMEDIUM
7.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.7 km away✗ Not Green Belt✗ Not AONB67% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 2.8 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

6 min walk

93%

Recommend GP

93%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.1 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

33

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Claret & Ale (507 m)

Nearest supermarketTesco Express · 1.2 km
12 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

1

Libraries (1km)

0

Cinemas (2km)

627m

Post office

Nearby shops

Sainsbury's Local525 m
Day 1 Food & Wine533 m
Coughlans Bakery599 m
V A Gibson Butchers602 m

Nearby cafes

Saucy Sausage Cafe524 m
The Tram Stop Cafe532 m
Cafe Adagio536 m
Top Star Diner610 m

Nearby restaurants

KFC524 m
Greggs524 m
Pizza On Line526 m
Brothers Kebab532 m

Nearby pubs

The Claret & Ale507 m
The Cricketers706 m
The Joiners Arms1.2 km

Nearby gyms

Shirley Park Bowling Club601 m
Sandilands Club840 m

Nearby pharmacies

Boots524 m
Addiscombe Pharmacy660 m
Shirley Pharmacy671 m

Nearby health

Croydon Dental Practice499 m
Shirley Clinic602 m
Addiscombe Road Surgery613 m
Back in Shape Clinic677 m
Food hygiene (5-star)66% of 53

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

57

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
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

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

37.4

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,739m
Crossrail 2 route10,770m

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)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
5
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)
21
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
43, Northampton Road, CR0 7HD5 homes
completed
77, 77, Northampton Road, Croydon, CR0 7HD5 homes
completed
63, Northampton Road, CR0 7HD4 homes
completed
289, Addiscombe Road, CR0 7HZ4 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 7HQ

Full postcodeCR0 7HQ
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe East
Latitude51.376334
Longitude-0.069221
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