Shirley North · Croydon · Croydon East constituency · 51.37826, -0.04971

CR0 8XG— Shirley North, Croydon

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

The family fortress

 

Schools 75%Safety 84/100Transport 20/100Yield 4.46%

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
84
Schools
90
Transport
20
Environment
75
Investment
51

The bottom line

CR0 8XG offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

CR0 8XG

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+6.0% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for CR0 8XG

🛡️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 8XG 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 · 7 min walk

KS2: 105.4

★★

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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 28 min walk

2 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 · 1.2km

Crime is 36% below London average

Property

Prices, sales volume and market trends

Avg floor area54.6 m²

EPC breakdown

C
2%
D
3%

Based on 5 properties · Confidence: low

Street mix

Semi 8%Terraced 20%Flat 72%

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£136,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

1995–2021 · CAGR

+5.3%

Total change

+283%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.9%

per year

Acceleration

-4.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached8.7%
Terraced21.7%
Flat/maisonette69.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£105k+40.9%2
Post-dot-com plateau2001–2004£130k£130k+0%1.3
Pre-crash peak2005–2007£190k£156k-18%1.7
GFC & correction2010–2010£250k£250k+0%1
Help-to-Buy recovery2013–2016£250k£215k-14%1.5
Brexit uncertainty2019–2019£253k£253k+0%1
Pandemic surge2021–2021£285k£285k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
11.8%
District
11.3%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

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

32

Walkability score

21

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

30

Car parks (800m)

1

EV chargers (800m)

Nearest car park11m
Santander docks (800m)0
Nearest cycle dock6.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

39%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed254 Mbps
Median download250 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: 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: 12.9 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 10%
More green space than 80% of London

Nearest SSSI: Croham Hurst SSSI — 3.6 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

6 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 · 636 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Shirley Inn (433 m)

Nearest supermarketCo-op Food · 380 m
2 tennis courts1 swimming pools

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)

463m

Post office

Nearby shops

Greens Super Foods373 m
Shirley Convenience Store394 m
08 Express411 m
Royal Booze427 m

Nearby cafes

Shirley Cafe373 m
Shirley Pop Inn Cafe397 m
Mama's400 m
Wild Bean Cafe675 m

Nearby restaurants

Cadillac Diner395 m
The Far Eats409 m
Golden Inn417 m
Romeo422 m

Nearby pubs

Shirley Inn433 m
The Crown596 m
The Surprise1.2 km

Nearby pharmacies

Andrew McCoig Pharmacy399 m
Mona Pharmacy409 m
Shirley Pharmacy720 m
Greenchem Dispensing Chemist1.1 km

Nearby health

Shirley Dental Practice374 m
Gentle Dental Care479 m
Shirley Medical Centre525 m
Shirley Oaks Hospital636 m
Food hygiene (5-star)61% of 31

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

51

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

35.9

Price growth score

D
Low

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,509m
Crossrail 2 route11,870m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
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
7
Under construction
0
Completed (3yr)
23
Largest scheme
51 homes · 9, 9, SHIRLEY OAKS ROAD, CR0
Pipeline pressure
LOW

Named schemes (500m)

9, 9, SHIRLEY OAKS ROAD, CR051 homes
completed
251-261, 251-261, Wickham Road, Croydon, CR0 8TG13 homes
completed
Land R/O The Shirley Inn Public House 158 Wickham Road Croydon CR0 8BF6 homes
completed
Rear of, 57-67, Rear of, 57-67, Woodmere Avenue, CR0 7PJ5 homes
completed
151, Wickham Road, CR0 8TE4 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

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Key facts for CR0 8XG

Full postcodeCR0 8XG
Postcode districtCR0
BoroughLondon Borough of Croydon
WardShirley North
Latitude51.378259
Longitude-0.049712
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