Selsdon Vale & Forestdale · Croydon · Croydon East constituency · 51.34018, -0.02208

CR0 9AD— Selsdon Vale & Forestdale, Croydon

Location and area intelligence for CR0 9AD, Selsdon Vale & Forestdale, Croydon

The family fortress

 

Schools 100%Safety 81/100Transport 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
81
Schools
90
Transport
14
Environment
96
Investment
58

The bottom line

CR0 9AD offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 72 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR0 9AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.7% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for CR0 9AD

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How CR0 9AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Tudor Academy

Not yet inspected · 14 min walk

KS2: 107.6

★★

Secondary

Meridian High School

Good · Inspected Jan 2023 · 20 min walk

P8: -0.69A8: 36.2

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 86 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.7 incidents per 1,000 residents

Better than 51% of London
→ Stable

-2% vs borough

Crime by type

Violence & sexual offences36%
Anti-social behaviour25%
Other19%
Vehicle crime8%
Burglary6%
Drug offences5%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Addington Fire Station · 1.3km

Crime is 2% below London average

Property

Prices, sales volume and market trends

Avg floor area186.7 m²

EPC breakdown

D
3%

Based on 3 properties · Confidence: low

Street mix

Detached 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

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£466,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingMostly double glazing
Council tax band Band DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2011 · CAGR

+8.8%

Total change

+228%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.8%

per year

Acceleration

+18.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 5 sales

Property Type Mix

Total: 5 sales

Detached100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£178k£178k+0%1
Post-dot-com plateau2003–2003£500k£500k+0%1
Pre-crash peak2005–2005£500k£500k+0%1
GFC & correction2010–2011£495k£583k+17.8%1

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
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
West Wickham

Nearby stations

New Addington Tram StopTram
5 min walk
King Henry's Drive Tram StopTram
7 min walk
Fieldway Tram StopTram
16 min walk
Addington Village Tram StopTram
24 min walk
Gravel Hill Tram StopTram
27 min walk
No bus stops within 400m

22

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★72 min
Victoria83 min ↑
Waterloo90 min ↑
Canary Wharf89 min ↑
City85 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

20

Car parks (800m)

0

EV chargers (800m)

Nearest car park306m
Santander docks (800m)0
Nearest cycle dock9.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed20 Mbps
Median download20 Mbps
Superfast coverage0%
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 riskMEDIUM
4% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Saltbox Hill SSSI — 3.0 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

NEW ADDINGTON GROUP PRACTICE

PARKWAY HEALTH CENTRE, PARKWAY, NEW ADDINGTON, CR0 0JA

7 min walk

80%

Recommend GP

80%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

Nearest hospital · 4.2 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

387

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 474 m
2 swimming pools1 sports halls

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)

553m

Post office

Nearby shops

Eat Well476 m
Morrisons Daily479 m
AM2PM Afro-Caribbean Supermarket481 m
Booze Bank527 m

Nearby cafes

Costa485 m
Hilltop Cafe550 m

Nearby restaurants

Morley's473 m
The Parade Fish Shop483 m
Marina / Hilltop Kebab483 m
Starburger499 m

Nearby gyms

New Addington Leisure Centre412 m
New Addington Pools441 m
New Addington Bowls Club764 m

Nearby pharmacies

Boots491 m
Aumex Pharmacy562 m

Nearby health

Parkway Health Centre450 m
New Addington Dental Surgery503 m
Food hygiene (5-star)60% of 20

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

ABMB PROPERTIES LIMITED
CLINKS CUFFLINKS LIMITED

Investment

Investment grade, yield and market outlook

58

Investment score

Good

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 score15/100
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

22.7

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,760m
Crossrail 2 route15,680m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,199 nationally

1,618

Est. population

1,471/km²

64%

Employed

34%

Degree educated

£39,600

Median income

4.8%

Claimant rate

Inner cityLow densityMixed

54

Community stability

Age profile

27%
17%
21%
20%
16%
Under 1827%
18–3417%
35–4921%
50–6420%
65+16%

Tenure

30%
41%
17%
Own outright30%
Own (mortgage)41%
Private rent17%
Social rent11%
Shared ownership1%

Ethnicity

61%
14%
White British61%
White Other8%
Asian9%
Black14%
Mixed7%
Other1%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine23%
No car household17%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent17%
Social rent11%

vs. London

Income vs London-5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Borough approval rate
68%
Historic landfill (400m)
1
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)
0
Largest scheme
184 homes · HIGH SCHOOL PLAYING FIELDS, 3, HIGH SCHOOL PLAYING FIELDS, 3, OVERBURY CRESCENT, CR0 0LR
Pipeline pressure
NONE

Named schemes (500m)

HIGH SCHOOL PLAYING FIELDS, 3, HIGH SCHOOL PLAYING FIELDS, 3, OVERBURY CRESCENT, CR0 0LR184 homes
completed
1, 1A & 1B, 1, 1A & 1B, Overbury Crescent, Croydon, CR0 0LR3 homes
completed
87, 87, North Downs Crescent, Croydon, CR0 0LJ1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
37.2%
Ward turnout
41%
Election year
2022
MP
Natasha Irons (Labour)
MP majority
6,825
Constituency
Croydon East

Councillors

Andy StranackConservative
Badsha QuadirConservative

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Key facts for CR0 9AD

Full postcodeCR0 9AD
Postcode districtCR0
BoroughLondon Borough of Croydon
WardSelsdon Vale & Forestdale
Latitude51.340179
Longitude-0.022082
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
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