Selsdon & Addington Village · Croydon · Croydon East constituency · 51.34820, -0.03483

CR0 9AF— Selsdon & Addington Village, Croydon

Location and area intelligence for CR0 9AF, Selsdon & Addington Village, Croydon

The family fortress

 

Schools 100%Safety 81/100Transport 10/100Yield 4.46%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
53
Safety
81
Schools
76
Transport
10
Environment
96
Investment
54

The bottom line

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

The catch: 63 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR0 9AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
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 9AF

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How CR0 9AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
—

Primary

Courtwood Primary School

Not yet inspected · 6 min walk

KS2: 103.8

★

Secondary

The Quest Academy

Requires Improvement · Inspected Mar 2024 · 14 min walk

P8: -0.33A8: 44.3

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 60 min walk

4 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Addington Fire Station · 883m

Crime is 2% below London average

Property

Prices, sales volume and market trends

Avg floor area99 m²

EPC breakdown

D
1%
E
1%

Based on 2 properties · Confidence: very_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

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£247,500
Rebuild cost per m²£2,500/m²

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

Council tax band Band DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2016 · CAGR

+6.8%

Total change

+228%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.0%

per year

Acceleration

+0.32

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached100%

By decade

1990s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£130k£130k+0%2
GFC & correction2010–2010£260k£260k+0%1
Help-to-Buy recovery2014–2016£332k£425k+28%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Fieldway Tram StopTram
10 min walk
Addington Village Tram StopTram
11 min walk
Gravel Hill Tram StopTram
11 min walk
King Henry's Drive Tram StopTram
13 min walk
New Addington Tram StopTram
17 min walk
2 bus routes · 5 stops within 400m · 44 buses/hr peak

26

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★63 min
Victoria66 min ↑
Waterloo77 min ↑
Canary Wharf81 min ↑
City75 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park209m
Santander docks (800m)0
Nearest cycle dock8.8 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: 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: 16.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 3.2 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

15 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospital · 3.3 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Forestdale Arms (440 m)

Nearest supermarketCo-op Food · 377 m

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)

385m

Post office

Nearby shops

Morrisons Daily385 m
Coughlans Bakery387 m

Nearby cafes

Fat Boyz Cafe497 m

Nearby restaurants

McDermotts Fish & Chips379 m
Capone's Pizza Parlour507 m
Cricketers' Inn1.1 km

Nearby pubs

Forestdale Arms440 m
The Forum537 m

Nearby pharmacies

Goldmantle Pharmacy394 m
Food hygiene (5-star)67% of 21

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

E

High street health

Investment

Investment grade, yield and market outlook

54

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 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

21.8

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,642m
Crossrail 2 route14,442m

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

SuburbanLow 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
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
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)
4
Largest scheme
4 homes · 1 The Warren The Green Croydon CR0 9AL, CR0 9AL
Pipeline pressure
NONE

Named schemes (500m)

1 The Warren The Green Croydon CR0 9AL, CR0 9AL4 homes
completed
The Warren, 1, The Warren, 1, The Green, Croydon, CR0 9AL3 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
29.4%
Ward turnout
42%
Election year
2022
MP
Natasha Irons (Labour)
MP majority
6,825
Constituency
Croydon East

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Key facts for CR0 9AF

Full postcodeCR0 9AF
Postcode districtCR0
BoroughLondon Borough of Croydon
WardSelsdon & Addington Village
Latitude51.348199
Longitude-0.034833
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