Addiscombe East · Croydon · Croydon East constituency · 51.37454, -0.07343

CR0 7HY— Addiscombe East, Croydon

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

The practical family move

 

Schools 100%Safety 89/100Transport 37/100Yield 3.90%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
64
Safety
89
Schools
60
Transport
37
Environment
67
Investment
51

Location

CR0 7HY

Key facts for CR0 7HY

Full postcodeCR0 7HY
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe East
Latitude51.374542
Longitude-0.073434
Parliamentary constituencyCroydon East
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
ExcellentNeutralRisk: Low

London Benchmarks

vs London income+12.4% vs London avg
vs London crime-82.6% vs London avg

Deep-dive guides for CR0 7HY

🛡️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 7HY 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 · 14 min walk

KS2: 104.1

—

Secondary

Archbishop Tenison's CofE High School

Not yet inspected · 10 min walk

P8: -0.13A8: 46.8

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 11 min walk

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

Safety

2 Jun

Crime rates and local incidents

LOW CRIME

11.3 incidents per 1,000 residents

Better than 92% of London
→ Stable

-27% vs borough

Crime by type

Anti-social behaviour45%
Violence & sexual offences30%
Other20%
Drug offences5%
Theft0%
Robbery0%
Vehicle crime0%
Burglary0%

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 83% below London average

Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

Avg floor area71.6 m²

EPC breakdown

C
10%
D
4%
G
1%

Based on 15 properties · Confidence: medium

Street mix

Detached 13%Flat 87%

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£179,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band EAnnual charge £2,546
Price growth potentialLow

Transport

1 May

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
🚂
East Croydon

Nearby stations

🚃
Sandilands Tram StopTram
4 min walk
🚃
Addiscombe Tram StopTram
7 min walk
🚃
Lebanon Road Tram StopTram
10 min walk
🚃
Blackhorse Lane Tram StopTram
14 min walk
🚃
Lloyd Park Tram StopTram
16 min walk
🚌2 bus routes · 3 stops within 400m · 40 buses/hr peak

17

Walkability score

5

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★46 min
Victoria65 min ↑
Waterloo55 min ↑
Canary Wharf58 min ↑
City59 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park607m
Santander docks (800m)0
Nearest cycle dock6.6 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

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 18.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 92% of London
NoiseHIGH
road
Noisier than 70% of London
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: 40%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 2.5 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

STOVELL HOUSE SURGERY

188 LOWER ADDISCOMBE ROAD, ADDISCOMBE, CR0 6AH

6 min walk

93%

Recommend GP

93%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.5 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

27

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Claret & Ale (601 m)

Nearest supermarketTesco Express · 1.4 km
11 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

861m

Post office

Nearby shops

Sainsbury's Local695 m
Day 1 Food & Wine721 m
Coughlans Bakery824 m
V A Gibson Butchers829 m

Nearby cafes

Cafe Adagio629 m
The Tram Stop Cafe642 m
Saucy Sausage Cafe690 m
Top Star Diner857 m

Nearby restaurants

Brothers Kebab595 m
Pizza On Line661 m
Greggs683 m
KFC685 m

Nearby pubs

The Claret & Ale601 m
The Cricketers715 m
The Alma Tavern738 m

Nearby gyms

Sandilands Club548 m
Shirley Park Bowling Club652 m

Nearby pharmacies

Boots689 m
Addiscombe Pharmacy908 m

Nearby health

Croydon Dental Practice652 m
Rosewood Dental974 m
Food hygiene (5-star)57% of 28

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

AFARIDAN HOLDINGS LIMITED
RICKY BASEMENTS LTD

Investment

Investment grade, yield and market outlook

51

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
3.90% (average)London avg: 3.8%Above average yield
Gentrification score18/100
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

32.8

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,094m
Crossrail 2 route10,608m

Demographics

22 Apr

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

4.0%

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
69%
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)

12-14, 12-14, Havelock Road, Croydon, CR0 6QP8 homes
completed
69 - 71, 69 - 71, Outram Road, Croydon, CR0 6XJ8 homes
completed
11, 11, Outram Road, Croydon, CR0 6XG7 homes
completed
88, 88, Outram Road, Croydon, CR0 6XF6 homes
completed
57, 57, Outram Road, Croydon, CR0 6XG6 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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The bottom line

CR0 7HY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 46 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

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Data freshness

When each data source was last updated

75%

Confidence score

9/12

Pillars populated

Medium reliability
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime2 Jun
flood22 Apr
noise24 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
streets18 Apr
planning1 Jun
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
companies house18 Apr
housing pipeline18 Apr
population density18 Apr

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