Selsdon & Addington Village · Croydon · Croydon East constituency · 51.35160, -0.03358

CR0 9BB— Selsdon & Addington Village, Croydon

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

 

Schools 100%Safety 68/100Transport 15/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
53
Safety
68
Schools
76
Transport
15
Environment
93
Investment
44

The bottom line

CR0 9BB 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: 54 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR0 9BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.7% vs London avg
vs London crime+61.0% vs London avg

Deep-dive guides for CR0 9BB

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

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Postcode Personality

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How CR0 9BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
—

Primary

Forestdale Primary School

Not yet inspected · 6 min walk

KS2: 105.3

★

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 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 67 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

104.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 286.1%

+62% vs borough

Crime by type

Other35%
Violence & sexual offences27%
Anti-social behaviour16%
Drug offences8%
Vehicle crime5%
Robbery4%
Burglary3%
Theft1%

Stop & search

7.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Addington Fire Station · 694m

Crime is +61% above London average

Property

21 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

CR0 district median

£336,250

Based on 728 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,040/m²
Price per ft²£468/ft²
Avg floor area113.7 m²

EPC breakdown

B
1%
C
3%
D
13%
E
2%

Based on 19 properties · Confidence: medium

Street mix

Semi 92%Detached 8%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£284,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+5.5%

Total change

+370%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.1%

per year

Acceleration

-17.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 24 sales

Property Type Mix

Total: 24 sales

Detached8.3%
Semi-detached91.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£100k£144k+44%1.2
Post-dot-com plateau2002–2003£203k£278k+36.9%1
Pre-crash peak2005–2007£270k£285k+5.6%1.5
GFC & correction2010–2012£284k£310k+9.2%2
Help-to-Buy recovery2015–2016£460k£413k-10.3%1.5
Pandemic surge2021–2021£496k£496k+0%1
Rate-rise correction2023–2023£529k£529k+0%1
Current market2024–2024£470k£470k+0%3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.8% alpha

Semi-detached-0.8% α
Local
5.2%
District
6%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
West Wickham

Nearby stations

Addington Village Tram StopTram
7 min walk
Fieldway Tram StopTram
8 min walk
Gravel Hill Tram StopTram
9 min walk
King Henry's Drive Tram StopTram
14 min walk
New Addington Tram StopTram
19 min walk
4 bus routes · 2 stops within 400m · 10 buses/hr peak

27

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★54 min
Victoria63 min ↑
Waterloo72 min ↑
Canary Wharf72 min ↑
City66 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

43

Car parks (800m)

0

EV chargers (800m)

Nearest car park327m
Santander docks (800m)0
Nearest cycle dock8.6 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 waterMEDIUM
Medium
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: 16.1 km away✗ Not Green Belt✗ Not AONB91% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 3.2 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

16 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospital · 2.9 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

91

Parks (1km)

3

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 (390 m)

Nearest supermarketCo-op Food · 329 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)

349m

Post office

Nearby shops

Coughlans Bakery310 m
Morrisons Daily348 m

Nearby cafes

Fat Boyz Cafe345 m

Nearby restaurants

McDermotts Fish & Chips323 m
Capone's Pizza Parlour339 m
Cricketers' Inn685 m

Nearby pubs

Forestdale Arms390 m
The Forum815 m

Nearby pharmacies

Goldmantle Pharmacy354 m
Food hygiene (5-star)63% of 19

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

44

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

38.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,328m
Crossrail 2 route14,305m

Demographics

16 Jun

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

3.4%

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)
4
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
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

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 9BB

Full postcodeCR0 9BB
Postcode districtCR0
BoroughLondon Borough of Croydon
WardSelsdon & Addington Village
Latitude51.351596
Longitude-0.033582
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