Selsdon Vale & Forestdale · Croydon · Croydon East constituency · 51.34999, -0.03766

CR0 9AN— Selsdon Vale & Forestdale, Croydon

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

Top-rated schools set this area apart

 

Schools 67%Safety 76/100Transport 22/100Yield 3.90%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
52
Safety
76
Schools
56
Transport
22
Environment
88
Investment
50

Location

CR0 9AN

Key facts for CR0 9AN

Full postcodeCR0 9AN
Postcode districtCR0
BoroughLondon Borough of Croydon
WardSelsdon Vale & Forestdale
Latitude51.349991
Longitude-0.037657
Parliamentary constituencyCroydon East
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
GoodNeutralRisk: Low

London Benchmarks

vs London income-5.7% vs London avg
vs London crime+27.7% vs London avg

Deep-dive guides for CR0 9AN

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

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Postcode Personality

🎓 Good Schools🌿 Green Lung

“Top-rated schools set this area apart”

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How CR0 9AN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

Primary

Forestdale Primary School

Not yet inspected · 2 min walk

KS2: 105.3

★

Secondary

The Quest Academy

Requires Improvement · 11 min walk

P8: -0.33A8: 44.3

67% of local schools rated Good or Outstanding

Below London average

Childcare

Childcare

Tunstall Nursery School

Not inspected · 57 min walk

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

Safety

5 Jun

Crime rates and local incidents

MEDIUM CRIME

83.0 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 96.4%

+435% vs borough

Crime by type

Other34%
Violence & sexual offences26%
Anti-social behaviour18%
Drug offences9%
Robbery5%
Vehicle crime5%
Burglary2%
Theft1%

Stop & search

7.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is +28% above London average

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

Avg floor area61.1 m²

EPC breakdown

B
1%
C
20%
D
23%
E
9%

Based on 53 properties · Confidence: high

Street mix

Terraced 1%Flat 99%

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£152,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Transport

1 May

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

🚃
Gravel Hill Tram StopTram
8 min walk
🚃
Addington Village Tram StopTram
10 min walk
🚃
Fieldway Tram StopTram
12 min walk
🚃
King Henry's Drive Tram StopTram
17 min walk
🚃
New Addington Tram StopTram
20 min walk
🚌3 bus routes · 6 stops within 400m · 66 buses/hr peak

46

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★53 min
Victoria64 min ↑
Waterloo63 min ↑
Canary Wharf67 min ↑
City67 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park131m
Santander docks (800m)0
Nearest cycle dock9.4 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

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskMEDIUM
4% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.1 km away✗ Not Green Belt✗ Not AONB91% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst 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

18 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospital · 3.1 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 104 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

107m

Post office

Nearby shops

Morrisons Daily108 m
Coughlans Bakery122 m

Nearby cafes

Fat Boyz Cafe235 m

Nearby restaurants

McDermotts Fish & Chips109 m
Capone's Pizza Parlour249 m
Cricketers' Inn923 m

Nearby pubs

Forestdale Arms160 m
The Forum490 m

Nearby pharmacies

Goldmantle Pharmacy116 m
Food hygiene (5-star)79% of 19

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

FITPRO KITCHENS AND BATHROOMS LTD
GLAZEGARD LIMITED
MPWRD LTD
ONE2NINE LIMITED
OPENAIR SYSTEMS LIMITED

+1 more

Investment

Investment grade, yield and market outlook

50

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
3.90% (average)London avg: 3.8%Above average yield
Gentrification score16/100
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

21.4

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,661m
Crossrail 2 route14,167m

Demographics

22 Apr

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,668 nationally

1,325

Est. population

2,852/km²

62%

Employed

37%

Degree educated

£39,600

Median income

2.8%

Claimant rate

SuburbanLow densityOwner occupiers / families

51

Community stability

Age profile

17%
20%
20%
22%
21%
Under 1817%
18–3420%
35–4920%
50–6422%
65+21%

Tenure

34%
35%
25%
Own outright34%
Own (mortgage)35%
Private rent25%
Social rent6%
Shared ownership1%
Rent free0%

Ethnicity

66%
White British67%
White Other7%
Asian9%
Black12%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine18%
No car household24%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent25%
Social rent6%

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)
2
Borough approval rate
69%
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
19 homes · PART OF FORMER JOHN NEWNHAM SCHOOL, NOW KNOWN AS, PART OF FORMER JOHN NEWNHAM SCHOOL, NOW KNOWN AS, SELSDON PARK ROAD, LOMOND GARDENS, CR2 8JJ
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
2a, 2a, Crossways, South Croydon, CR2 8JL2 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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The bottom line

CR0 9AN offers low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 53 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

Similar postcodes

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Data freshness

When each data source was last updated

75%

Confidence score

9/12

Pillars populated

Medium reliability
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
parking4 May
schools1 May
streets18 Apr
planning1 Jun
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
companies house18 Apr
housing pipeline18 Apr
population density18 Apr

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