Addiscombe East · Croydon · Croydon East constituency · 51.37539, -0.06561

CR0 7LF— Addiscombe East, Croydon

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

London's quiet achiever

 

Safety 80/100Transport 27/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
57
Safety
80
Schools
—
Transport
27
Environment
98
Investment
48

The bottom line

CR0 7LF offers low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how CR0 7LF scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how CR0 7LF meets your needs.

Location

CR0 7LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: GoodInvestment 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 7LF

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare CR0 7LF with:

Postcode Personality

🚇 Well-Connected🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

Share:WhatsAppShare on X

How CR0 7LF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Oasis Academy Shirley Park Primary

Not yet inspected · 17 min walk

—

Secondary

Oasis Academy Shirley Park

Not yet inspected · Inspected Oct 2024 · 11 min walk

P8: -0.05A8: 42.6

Childcare

Childcare

Tunstall Nursery School

Not inspected · 17 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

97

Road safety score

3

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 1.2km

Crime is +7% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£3,923/m²
Price per ft²£364/ft²
Avg floor area167.6 m²

EPC breakdown

C
1%
D
5%
E
1%

Based on 7 properties · Confidence: low

Street mix

Semi 67%Detached 33%

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£419,000
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

1996–2025 · CAGR

+5.3%

Total change

+346%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.6%

per year

Acceleration

-4.22

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 12 sales

Property Type Mix

Total: 12 sales

Detached33.3%
Semi-detached66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£137k£213k+55.8%1.5
Post-dot-com plateau2001–2001£241k£241k+0%1
Pre-crash peak2006–2006£485k£485k+0%1
GFC & correction2009–2011£318k£394k+24.1%1
Help-to-Buy recovery2015–2015£538k£538k+0%1
Brexit uncertainty2018–2018£620k£620k+0%1
Rate-rise correction2022–2023£745k£690k-7.4%1
Current market2025–2025£610k£610k+0%1

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 3

Moderate

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

Nearby stations

Addiscombe Tram StopTram
9 min walk
Sandilands Tram StopTram
11 min walk
Blackhorse Lane Tram StopTram
14 min walk
Woodside Tram StopTram
16 min walk
Lebanon Road Tram StopTram
17 min walk
No bus stops within 400m

12

Walkability score

1

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park173m
Santander docks (800m)0
Nearest cycle dock6.1 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 waterLOW
Low
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 95% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskMEDIUM
7.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 19%
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

ASHBURTON PARK MEDICAL CENTRE

ASHBURTON PARK M.PRACTICE, 416 LOWER ADDISCOMBE ROAD, ADDISCOMBE, CR0 7AG

12 min walk

90%

Recommend GP

90%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 991 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cricketers (683 m)

Nearest supermarketTesco Express · 1.3 km
4 tennis courts1 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)

789m

Post office

Nearby shops

Hathaways413 m
M&S Simply Food471 m
Select Food & Wine648 m
Day 1 Food & Wine738 m

Nearby cafes

Wild Bean Cafe479 m
Eddie's Cafe678 m
Saucy Sausage Cafe742 m
Top Star Diner761 m

Nearby restaurants

Pizza Hot 4 You665 m
Happy Dolphin703 m
Shirley Best Kebab717 m
Dans Garden724 m

Nearby pubs

The Cricketers683 m
The Claret & Ale755 m

Nearby gyms

Shirley Park Bowling Club436 m

Nearby pharmacies

Shirley Pharmacy433 m
Boots743 m
Addiscombe Pharmacy806 m

Nearby health

Addiscombe Road Surgery381 m
Back in Shape Clinic437 m
Shirley Clinic439 m
Croydon Dental Practice726 m
Food hygiene (5-star)46% of 13

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
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

SARA CONSULTING SERVICES LIMITED
STAR SYSTEMS LIMITED
WINTERBAY LIMITED

Investment

Investment grade, yield and market outlook

48

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

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

8/100

Velocity score

Future outlook

40.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,595m
Crossrail 2 route11,041m

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)
2
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)
3
Largest scheme
42 homes · St Mildreds Church, St Mildreds Church, Bingham Road, Croydon, CR0 7EB
Pipeline pressure
NONE

Named schemes (500m)

371, 371, Addiscombe Road, Croydon, CR0 7LJ3 homes
completed
371, Addiscombe Road, CR0 7LJ2 homes
completed
146, 146, Addiscombe Road, Croydon, CR0 7LA2 homes
completed
313, 313, Addiscombe Road, Croydon, CR0 7LE2 homes
completed
15, 15, Fryston Avenue, Croydon, CR0 7HF2 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

Live in CR0 7LF? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for CR0 7LF.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

Similar postcodes

Frequently asked questions

📍 Track CR0 7LF

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for CR0 7LF

Full postcodeCR0 7LF
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe East
Latitude51.375393
Longitude-0.065611
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