Shirley North · Croydon · Croydon East constituency · 51.37693, -0.04898

CR0 8FA— Shirley North, Croydon

Location and area intelligence for CR0 8FA, Shirley North, Croydon

The family fortress

 

Schools 67%Safety 84/100Transport 20/100Low yield 2.31%

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
84
Schools
90
Transport
20
Environment
75
Investment
32

The bottom line

CR0 8FA offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £650,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

CR0 8FA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+25.0% vs London avg
vs London income+6.0% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for CR0 8FA

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How CR0 8FA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St John's CofE Primary School

Not yet inspected · 6 min walk

KS2: 105.4

★★

Secondary

Shirley High School Performing Arts College

Good · Inspected Nov 2022 · 10 min walk

P8: -0.49A8: 38.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.6 incidents per 1,000 residents

Better than 70% of London
→ Stable

-36% vs borough

Crime by type

Other40%
Violence & sexual offences24%
Anti-social behaviour15%
Vehicle crime7%
Robbery6%
Burglary4%
Drug offences1%
Theft1%

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 · 1.3km

Crime is 36% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£650,000

Median sale price

Above London median by 25%

£650,000 is 25% above the London median (£520,000)

+12.0%

This year

Semi-detached

Dominant type

Price history

Sales (24 months)5
New build0.0%
Avg semi-detached£650,000
Price per m²£4,594/m²
Price per ft²£427/ft²
Avg floor area141.5 m²

EPC breakdown

B
8%

Based on 8 properties · Confidence: low

Street mix

Semi 100%

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£20,000
First-time buyerFTB
£20,000
Additional propertyBTL/2nd
£39,500

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

14.6×

Price-to-income

£3,252/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£353,750
Rebuild cost per m²£2,500/m²

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

Construction era2023
WallsAverage thermal transmittance 0.17 W/m²K
RoofAverage thermal transmittance 0.13 W/m²K
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,546
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2025–2026 · CAGR

+9.8%

Total change

+10%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.8%

per year

Acceleration

+0.00

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £600k–£700k · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2025–2026£638k£700k+9.8%2.5

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Woodside Tram StopTram
20 min walk
Addiscombe Tram StopTram
21 min walk
Blackhorse Lane Tram StopTram
22 min walk
Arena Tram StopTram
22 min walk
Sandilands Tram StopTram
25 min walk
No bus stops within 400m

42

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★45 min
Victoria50 min ↑
Waterloo61 min ↑
Canary Wharf62 min ↑
City59 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

31

Car parks (800m)

1

EV chargers (800m)

Nearest car park167m
Santander docks (800m)0
Nearest cycle dock6.6 km

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 riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.0 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 10%
More green space than 81% of London

Nearest SSSI: Croham Hurst SSSI — 3.5 km

Energy

Solar: 855 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 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

HARTLAND WAY SURGERY

1 HARTLAND WAY, CR0 8RG

5 min walk

89%

Recommend GP

89%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 778 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

4

Convenience

Nearest supermarketCo-op Food · 229 m
2 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

341m

Post office

Nearby shops

Greens Super Foods219 m
Shirley Convenience Store252 m
08 Express259 m
Royal Booze285 m

Nearby cafes

Shirley Cafe220 m
Shirley Pop Inn Cafe258 m
Mama's263 m
Wild Bean Cafe693 m

Nearby restaurants

Cadillac Diner254 m
The Far Eats255 m
Golden Inn266 m
Romeo277 m

Nearby pubs

Shirley Inn297 m
The Crown511 m
The Surprise1.0 km

Nearby pharmacies

Mona Pharmacy254 m
Andrew McCoig Pharmacy260 m
Shirley Pharmacy742 m

Nearby health

Shirley Dental Practice218 m
Gentle Dental Care362 m
Shirley Medical Centre405 m
Back in Shape Clinic736 m
Food hygiene (5-star)59% of 34

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

A

High street health

Registered businesses

VANGUARD EARLY YEARS 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 (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

51

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,553m
Crossrail 2 route11,984m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,090 nationally

1,612

Est. population

4,554/km²

61%

Employed

39%

Degree educated

£44,500

Median income

3.1%

Claimant rate

SuburbanMedium densityOwner occupiers / families

59

Community stability

Age profile

21%
18%
19%
22%
20%
Under 1821%
18–3418%
35–4919%
50–6422%
65+20%

Tenure

41%
40%
14%
Own outright41%
Own (mortgage)40%
Private rent14%
Social rent5%

Ethnicity

53%
19%
White British53%
White Other8%
Asian19%
Black12%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine15%
No car household17%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent14%
Social rent5%

vs. London

Income vs London+6.0%
Price vs London+25.0%

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)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
3
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)
23
Largest scheme
51 homes · 9, 9, SHIRLEY OAKS ROAD, CR0
Pipeline pressure
NONE

Named schemes (500m)

9, 9, SHIRLEY OAKS ROAD, CR051 homes
completed
295-307, 295-307, WICKHAM ROAD, CR0 8TH43 homes
completed
251-261, 251-261, Wickham Road, Croydon, CR0 8TG13 homes
completed
17, Orchard Avenue, CR0 8UB8 homes
completed
Land R/O The Shirley Inn Public House 158 Wickham Road Croydon CR0 8BF6 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
11.9%
Ward turnout
44%
Election year
2026
MP
Natasha Irons (Labour)
MP majority
6,825
Constituency
Croydon East

Councillors

Sue BennettConservative
Mark JohnsonConservative
Richard Rishi ChatterjeeConservative

Stamp Duty & Affordability Calculator

Stamp duty on median price (£650,000)

£20,000

Standard buyer

£20,000

First-time buyer

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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Compare Croydon with nearby boroughs:

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Key facts for CR0 8FA

Full postcodeCR0 8FA
Postcode districtCR0
BoroughLondon Borough of Croydon
WardShirley North
Latitude51.376934
Longitude-0.048978
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