Shirley South · Croydon · Croydon East constituency · 51.37447, -0.03351

CR0 8HX— Shirley South, Croydon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 16/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
81
Schools
90
Transport
16
Environment
68
Investment
40

The bottom line

CR0 8HX 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 catch: 52 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR0 8HX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.9% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for CR0 8HX

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How CR0 8HX 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 · 6 min walk

KS2: 107.5

—

Secondary

Orchard Park High School

Not yet inspected · 13 min walk

P8: +0.40A8: 49.9

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.5 incidents per 1,000 residents

Better than 52% of London
→ Stable

-4% vs borough

Crime by type

Other35%
Violence & sexual offences28%
Anti-social behaviour11%
Vehicle crime10%
Burglary7%
Drug offences6%
Robbery3%
Theft0%

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 · 2.6km

Crime is 4% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,337/m²
Price per ft²£403/ft²
Avg floor area146.2 m²

EPC breakdown

B
1%
D
10%
E
3%

Based on 14 properties · Confidence: medium

Street mix

Semi 3%Terraced 7%Detached 90%

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 yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£365,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.2%

Total change

+360%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.6%

per year

Acceleration

+7.72

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 30 sales

Property Type Mix

Total: 30 sales

Detached90%
Semi-detached3.3%
Terraced6.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£136k£270k+98.9%1.2
Post-dot-com plateau2002–2004£290k£345k+19.2%3.5
Pre-crash peak2005–2007£345k£358k+3.6%2.3
GFC & correction2008–2012£440k£380k-13.6%1
Help-to-Buy recovery2013–2014£491k£605k+23.2%1
Brexit uncertainty2017–2017£843k£843k+0%1
Pandemic surge2020–2021£521k£700k+34.4%1.5
Rate-rise correction2023–2023£635k£635k+0%1
Current market2025–2025£625k£625k+0%2

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0.2% alpha

Detached+0.2% α
Local
3.4%
District
3.2%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
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

Eden ParkNational Rail
23 min walk
Addington Village Tram StopTram
25 min walk
Gravel Hill Tram StopTram
29 min walk
Coombe Lane Tram StopTram
31 min walk
Arena Tram StopTram
32 min walk
No bus stops within 400m

18

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★52 min
Victoria61 min ↑
Waterloo61 min ↑
Canary Wharf69 min ↑
City66 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park569m
Santander docks (800m)0
Nearest cycle dock7.4 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 waterMEDIUM
Medium
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: 13.7 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 4.1 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

7 min walk

82%

Recommend GP

82%

Overall GP experience

6

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 347 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

47

Parks (1km)

10

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Apple Tree (561 m)

Nearest supermarketThe Co-operative Food · 1.4 km
2 tennis courts2 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)

576m

Post office

Nearby shops

Bonds of Shirley Newsagents454 m
Sam's Supermarket485 m
Costcutter505 m
Chassi Mini Market564 m

Nearby cafes

Wishing Tree Cafe and Bistro464 m
Shrublands Advice & Coffee Shop565 m

Nearby restaurants

McDonald's250 m
Shirley Meze Grill & Bar254 m
Indian Paradise257 m
Belvedere Grill & Bar261 m

Nearby pubs

The Apple Tree561 m

Nearby pharmacies

Greenchem Pharmacy573 m

Nearby health

Gentle Dental Care608 m
Shirley Medical Centre717 m
Manor Park Dental Practice769 m
Wickham Park Surgery773 m
Food hygiene (5-star)69% of 29

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

A L RENT ROOMS LTD
AL COSTA CONSTRUCTION LTD
BARBOTERAPIA UK LTD
FARM DRIVE MANAGEMENT LIMITED
PLANET PHARMA LIMITED

+3 more

Investment

Investment grade, yield and market outlook

40

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 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

50.2

Price growth score

C
High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,835m
Crossrail 2 route13,064m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,516 nationally

1,679

Est. population

4,778/km²

56%

Employed

37%

Degree educated

£37,000

Median income

3.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

60

Community stability

Age profile

21%
16%
17%
23%
24%
Under 1821%
18–3416%
35–4917%
50–6423%
65+24%

Tenure

46%
38%
Own outright47%
Own (mortgage)38%
Private rent12%
Social rent3%
Shared ownership1%

Ethnicity

56%
15%
White British56%
White Other7%
Asian15%
Black12%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine14%
No car household18%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent12%
Social rent3%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
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
3
Under construction
0
Completed (3yr)
1
Largest scheme
74 homes · FORMER CAR PARK, FORMER CAR PARK, THE ALDERS, BR4
Pipeline pressure
LOW

Named schemes (500m)

FORMER CAR PARK, FORMER CAR PARK, THE ALDERS, BR474 homes
completed
R/O 572-582, R/O 572-582, Wickham Road, Shirley, CR0 8DN6 homes
completed
49, 49, Bridle Road, Croydon, CR0 8HP4 homes
completed
71, Bridle Road, CR0 8HP3 homes
not_started
Adj to 3 Bridle Parade, Adj to 3 Bridle Parade, Bridle Road, Shirley, CR0 8HA2 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 8HX

Full postcodeCR0 8HX
Postcode districtCR0
BoroughLondon Borough of Croydon
WardShirley South
Latitude51.374472
Longitude-0.033507
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