Addiscombe East · Croydon · Croydon East constituency · 51.37691, -0.06091

CR0 7LP— Addiscombe East, Croydon

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

London's quiet achiever

 

Schools 0%Safety 82/100Transport 28/100Low yield 2.91%Only 1 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
82
Schools
0
Transport
28
Environment
85
Investment
32

Location

CR0 7LP

Key facts for CR0 7LP

Full postcodeCR0 7LP
Postcode districtCR0
BoroughLondon Borough of Croydon
WardAddiscombe East
Latitude51.376907
Longitude-0.060906
Parliamentary constituencyCroydon East
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
GoodNeutralRisk: Low

London Benchmarks

vs London avg price-1.0% vs London avg
vs London income+12.4% vs London avg
vs London crime-61.3% vs London avg

Deep-dive guides for CR0 7LP

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How CR0 7LP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

0

Education score

Poor for families
—

Primary

Oasis Academy Shirley Park Primary

Not yet inspected · 15 min walk

—

Secondary

Oasis Academy Shirley Park

Not yet inspected · 9 min walk

P8: -0.05A8: 42.6

0% of local schools rated Good or Outstanding

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Crosfield Nursery School

Not inspected · 25 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

25.1 incidents per 1,000 residents

Better than 82% of London
↑ Rising 100.0%

from a low base — still below London average

+62% vs borough

Crime by type

Violence & sexual offences47%
Other24%
Anti-social behaviour13%
Burglary11%
Robbery3%
Vehicle crime3%
Drug offences0%
Theft0%

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

Crime is 61% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.

£515,000

Median sale price

1% below London median

£515,000 is 1% below the London median (£520,000)

Terraced

Dominant type

Price history

Sales (24 months)1
New build0.0%
Price per m²£3,995/m²
Price per ft²£371/ft²
Avg floor area128.9 m²

EPC breakdown

C
1%
D
3%
E
1%
F
1%

Based on 6 properties · Confidence: low

Street mix

Semi 13%Terraced 88%

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£13,250
First-time buyerFTB
£4,500
Additional propertyBTL/2nd
£28,700

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

10.9×

Price-to-income

£2,576/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£322,250
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

Transport

1 May

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
🚂
Elmers End

Nearby stations

🚃
Addiscombe Tram StopTram
11 min walk
🚃
Blackhorse Lane Tram StopTram
14 min walk
🚃
Woodside Tram StopTram
15 min walk
🚃
Sandilands Tram StopTram
15 min walk
🚃
Arena Tram StopTram
20 min walk
🚌4 bus routes · 6 stops within 400m · 64 buses/hr peak

17

Walkability score

4

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

20

Car parks (800m)

1

EV chargers (800m)

Nearest car park218m
Santander docks (800m)0
Nearest cycle dock6.9 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

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
NoiseMEDIUM
road
MODERATE
Radon riskMEDIUM
7.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.8 km away✗ Not Green Belt✗ Not AONB73% green spaceTree canopy: 13%
More green space than 99% of London

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

CHG SHIRLEY OAKS HOSPITAL

POPPY LANE, SHIRLEY OAKS VILLAGE, CR9 8AB

8 min walk

2

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 665 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Cricketers (508 m)

Nearest supermarketTesco Express · 1.3 km
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

736m

Post office

Nearby shops

Hathaways71 m
M&S Simply Food145 m
Select Food & Wine488 m
Harrisons781 m

Nearby cafes

Wild Bean Cafe156 m
Eddie's Cafe519 m
The New Cafe & Restaurant786 m
Top Star Diner804 m

Nearby restaurants

Pizza Hot 4 You489 m
Happy Dolphin547 m
Shirley Best Kebab562 m
Dans Garden571 m

Nearby pubs

The Cricketers508 m
The Crown589 m
Shirley Inn793 m

Nearby gyms

Shirley Park Bowling Club682 m

Nearby pharmacies

Shirley Pharmacy111 m
Addiscombe Pharmacy833 m

Nearby health

Addiscombe Road Surgery60 m
Back in Shape Clinic120 m
Shirley Clinic135 m
Shirley Oaks Hospital665 m
Food hygiene (5-star)63% of 16

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

LCO SPORT LIMITED

Investment

Investment grade, yield and market outlook

32

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.91%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
2.91% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

42.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,231m
Crossrail 2 route11,252m

Demographics

22 Apr

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,843 nationally

1,454

Est. population

7,653/km²

57%

Employed

41%

Degree educated

£47,200

Median income

3.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

62

Community stability

Age profile

22%
16%
17%
23%
22%
Under 1822%
18–3416%
35–4917%
50–6423%
65+22%

Tenure

44%
40%
Own outright44%
Own (mortgage)40%
Private rent8%
Social rent8%

Ethnicity

48%
15%
18%
White British48%
White Other9%
Asian15%
Black18%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine14%
No car household15%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent8%
Social rent8%

vs. London

Income vs London+12.4%
Price vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
1
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
0
Under construction
0
Completed (3yr)
1
Largest scheme
100 homes · The Academy (Fmr Ashburton High Sch), The Academy (Fmr Ashburton High Sch), SHIRLEY ROAD, Stroud Green Way, CR9 7AL
Pipeline pressure
NONE

Named schemes (500m)

85 & 97, 85 & 97, SHIRLEY ROAD, CR0 7LQ21 homes
completed
Mansfield House 139-141, Mansfield House 139-141, Shirley Road, Shirley, CR0 7LR13 homes
completed
139-141, 139-141, SHIRLEY ROAD, CR012 homes
completed
99, 99, Shirley Road, Croydon, CR0 7LQ6 homes
completed
197, 197, Shirley Road, Croydon, CR0 8SB4 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 (£515,000)

£13,250

Standard buyer

£4,500

First-time buyer

Save £8,750

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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The bottom line

CR0 7LP offers low crime, fast broadband and a green environment at £515,000 median — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 46 min to london bridge — above average for this zone.

Less suited to Families.

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Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

What else could £515k buy?

Similar-priced postcodes — sorted by transport score.

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Data freshness

When each data source was last updated

92%

Confidence score

11/12

Pillars populated

High reliability
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
noise24 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
stats199 Jun
streets18 Apr
planning1 Jun
property1 May
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
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