Shirley South · Croydon · Croydon East constituency · 51.36957, -0.03577

CR0 8AY— Shirley South, Croydon

Location and area intelligence for CR0 8AY, Shirley South, Croydon

The family fortress

 

Schools 100%Safety 78/100Transport 10/100Yield 4.46%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
59
Safety
78
Schools
90
Transport
10
Environment
96
Investment
48

The bottom line

CR0 8AY offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 64 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR0 8AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.9% vs London avg
vs London crime-39.0% vs London avg

Deep-dive guides for CR0 8AY

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How CR0 8AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Forest Academy

Good · Inspected Feb 2022 · 5 min walk

KS2: 107.5

★★

Secondary

Shirley High School Performing Arts College

Good · Inspected Nov 2022 · 12 min walk

P8: -0.49A8: 38.4

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 46 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.0 incidents per 1,000 residents

Better than 71% of London
↑ Rising 1200.0%

from a low base — still below London average

-39% vs borough

Crime by type

Vehicle crime28%
Violence & sexual offences22%
Anti-social behaviour20%
Other18%
Burglary9%
Drug offences3%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Addington Fire Station · 2.1km

Crime is 39% below London average

Property

Prices, sales volume and market trends

Avg floor area117 m²

EPC breakdown

D
1%

Based on 1 properties · Confidence: very_low

Street mix

Semi 77%Detached 23%

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 yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£292,500
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

1997–2011 · CAGR

+4.7%

Total change

+91%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.8%

per year

Acceleration

+1.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 13 sales

Property Type Mix

Total: 13 sales

Detached23.1%
Semi-detached76.9%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£179k£180k+0.5%1.3
Post-dot-com plateau2002–2004£280k£323k+15.4%1.3
Pre-crash peak2005–2007£310k£360k+16.1%1
GFC & correction2009–2011£348k£341k-1.8%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-2% alpha

Semi-detached-2% α
Local
5.7%
District
7.7%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Eden Park

Nearby stations

Addington Village Tram StopTram
19 min walk
Gravel Hill Tram StopTram
22 min walk
Coombe Lane Tram StopTram
25 min walk
Fieldway Tram StopTram
27 min walk
Eden ParkNational Rail
30 min walk
No bus stops within 400m

12

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★64 min
Victoria66 min ↑
Waterloo79 min ↑
Canary Wharf81 min ↑
City76 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock7.5 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: 17.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 93% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 3.6 km

Energy

Solar: 855 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield854.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BROOM ROAD MEDICAL PRACTICE

23 BROOM ROAD, SHIRLEY, CR0 8NG

5 min walk

82%

Recommend GP

82%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

Nearest hospital · 913 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Apple Tree (352 m)

Nearest supermarketCo-op Food · 1.0 km
1 swimming pools

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)

401m

Post office

Nearby shops

Chassi Mini Market359 m
Broom Road Food & Wine372 m
Morrisons Daily383 m
Bonds of Shirley Newsagents978 m

Nearby cafes

Shrublands Advice & Coffee Shop365 m
Wishing Tree Cafe and Bistro985 m

Nearby restaurants

KPS378 m
P&J Restaurant and Takeaway395 m
Masala Point410 m
McDonald's778 m

Nearby pubs

The Apple Tree352 m

Nearby pharmacies

Greenchem Pharmacy389 m

Nearby health

Gentle Dental Care841 m
Shirley Medical Centre852 m
Food hygiene (5-star)74% of 19

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

NRMA ACCOUNTING LTD

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

35.8

Price growth score

D
High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,280m
Crossrail 2 route13,180m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,779 nationally

1,627

Est. population

6,037/km²

56%

Employed

37%

Degree educated

£37,000

Median income

1.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

64

Community stability

Age profile

21%
15%
16%
25%
23%
Under 1821%
18–3415%
35–4916%
50–6425%
65+23%

Tenure

52%
38%
Own outright52%
Own (mortgage)38%
Private rent6%
Social rent4%
Rent free0%

Ethnicity

56%
15%
White British56%
White Other7%
Asian13%
Black15%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine15%
No car household12%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent6%
Social rent4%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
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
3
Under construction
0
Completed (3yr)
1
Largest scheme
6 homes · Garage Block R/O 178-200, Garage Block R/O 178-200, Shrubland Avenue, Croydon, CR0 8JE
Pipeline pressure
LOW

Named schemes (500m)

1, The Lees, CR0 8AR1 homes
completed
69, 69, Shirley Way, Croydon, CR0 8PL1 homes
completed
154, 154, Bridle Road, Croydon, CR0 8HH1 homes
completed
7A, Temple Avenue, CR0 8QE1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
26.0%
Ward turnout
39%
Election year
2022
MP
Natasha Irons (Labour)
MP majority
6,825
Constituency
Croydon East

Councillors

Jason James CummingsConservative
Scott RocheConservative

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Key facts for CR0 8AY

Full postcodeCR0 8AY
Postcode districtCR0
BoroughLondon Borough of Croydon
WardShirley South
Latitude51.369573
Longitude-0.035771
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