Shirley North · Croydon · Croydon East constituency · 51.38055, -0.04974

CR0 8XS— Shirley North, Croydon

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

The family fortress

 

Schools 75%Safety 84/100Transport 14/100Yield 4.46%

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
84
Schools
90
Transport
14
Environment
65
Investment
51

The bottom line

CR0 8XS 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: 56 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR0 8XS

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 8XS

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How CR0 8XS 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 · 11 min walk

KS2: 105.4

★★

Secondary

Shirley High School Performing Arts College

Good · Inspected Nov 2022 · 15 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 · 26 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 · 1.0km

Crime is 36% below London average

Property

Prices, sales volume and market trends

Avg floor area65.1 m²

EPC breakdown

C
2%
D
4%
E
1%

Based on 7 properties · Confidence: low

Street mix

Semi 52%Terraced 38%Detached 10%

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£162,750
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
WallsTimber frame, as built, insulated (assumed)
RoofPitched, 75 mm loft insulation
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

1995–2024 · CAGR

+5.9%

Total change

+425%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.2%

per year

Acceleration

+27.36

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £75k–£100k · 21 sales

Property Type Mix

Total: 21 sales

Detached9.5%
Semi-detached52.4%
Terraced38.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£81k£121k+48.8%2
Post-dot-com plateau2002–2002£180k£180k+0%1
Pre-crash peak2005–2006£222k£225k+1.4%1
GFC & correction2010–2012£240k£242k+0.8%2
Help-to-Buy recovery2015–2015£324k£324k+0%2
Brexit uncertainty2018–2019£368k£360k-2.2%1
Pandemic surge2020–2020£345k£345k+0%1
Current market2024–2024£425k£425k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+-1.2% alpha

Weakest performer

Terraced

-1.8% alpha

Semi-detached-1.2% α
Local
7.2%
District
8.4%
Terraced-1.8% α
Local
6.2%
District
8%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
16 min walk
Arena Tram StopTram
17 min walk
Blackhorse Lane Tram StopTram
19 min walk
Addiscombe Tram StopTram
20 min walk
Elmers End Tram StopTram
25 min walk
No bus stops within 400m

25

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★56 min
Victoria65 min ↑
Waterloo65 min ↑
Canary Wharf73 min ↑
City70 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 park9m
Santander docks (800m)0
Nearest cycle dock6.3 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: 30.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 75% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.6 km away✗ Not Green Belt✗ Not AONB50% green spaceTree canopy: 10%
More green space than 96% of London

Nearest SSSI: Croham Hurst SSSI — 3.8 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

CHG SHIRLEY OAKS HOSPITAL

POPPY LANE, SHIRLEY OAKS VILLAGE, CR9 8AB

6 min walk

4

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 496 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Shirley Inn (687 m)

Nearest supermarketCo-op Food · 614 m
1 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)

713m

Post office

Nearby shops

Kandies Food & Wine492 m
Greens Super Foods613 m
08 Express647 m
Shirley Convenience Store649 m

Nearby cafes

Shirley Cafe613 m
Shirley Pop Inn Cafe652 m
Mama's655 m
Wild Bean Cafe793 m

Nearby restaurants

Golden Inn648 m
The Far Eats649 m
Cadillac Diner650 m
The Spices655 m

Nearby pubs

Shirley Inn687 m
The Crown824 m
The Orchard891 m

Nearby pharmacies

Mona Pharmacy650 m
Andrew McCoig Pharmacy654 m
Shirley Pharmacy830 m
Greenchem Dispensing Chemist883 m

Nearby health

Shirley Oaks Hospital496 m
Shirley Dental Practice621 m
Shirley Medical Centre710 m
Gentle Dental Care727 m
Food hygiene (5-star)58% of 26

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

S&C BUSINESS UK LTD

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

34.6

Price growth score

D
Low

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,363m
Crossrail 2 route11,749m

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
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
4
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)
26
Largest scheme
51 homes · 9, 9, SHIRLEY OAKS ROAD, CR0
Pipeline pressure
LOW

Named schemes (500m)

9, 9, SHIRLEY OAKS ROAD, CR051 homes
completed
56, Woodmere Avenue, CR0 7PD9 homes
completed
37 Woodmere Avenue Croydon CR0 7PJ8 homes
completed
21, Woodmere Gardens, CR0 7PL7 homes
not_started
96-106, 96-106, Woodmere Avenue, Croydon, CR0 7PF7 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 8XS

Full postcodeCR0 8XS
Postcode districtCR0
BoroughLondon Borough of Croydon
WardShirley North
Latitude51.380553
Longitude-0.049744
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