New Addington North · Croydon · Croydon East constituency · 51.35265, -0.02322

CR0 9DB— New Addington North, Croydon

Location and area intelligence for CR0 9DB, New Addington North, Croydon

The family fortress

 

Schools 100%Safety 82/100Transport 18/100Yield 4.46%

Best for: Families

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Strong for families — high safety and school scores

Liveability
52
Safety
82
Schools
83
Transport
18
Environment
96
Investment
56

The bottom line

CR0 9DB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families 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 9DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-23.1% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for CR0 9DB

🛡️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 9DB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

83

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Good Shepherd Catholic Primary and Nursery School

Good · Inspected Feb 2024 · 1 min walk

KS2: 105.3

★

Secondary

The Quest Academy

Requires Improvement · Inspected Mar 2024 · 23 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

Crosfield Nursery School

Not inspected · 71 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.9 incidents per 1,000 residents

Better than 58% of London
→ Stable

-14% vs borough

Crime by type

Violence & sexual offences29%
Other25%
Anti-social behaviour17%
Vehicle crime12%
Drug offences9%
Burglary6%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Addington Fire Station · 86m

Crime is 14% below London average

Property

Prices, sales volume and market trends

Avg floor area84.5 m²

EPC breakdown

C
6%
D
11%
E
2%

Based on 19 properties · Confidence: medium

Street mix

Terraced 94%Flat 6%

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£211,250
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

1996–2023 · CAGR

+6.9%

Total change

+506%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.5%

per year

Acceleration

+14.25

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 15 sales

Property Type Mix

Total: 15 sales

Terraced93.3%
Flat/maisonette6.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£52k£71k+35.6%1.7
Post-dot-com plateau2002–2004£109k£149k+36.9%1.5
Pre-crash peak2005–2005£150k£150k+0%1
GFC & correction2011–2011£168k£168k+0%1
Help-to-Buy recovery2014–2016£176k£285k+62.4%1
Brexit uncertainty2018–2018£280k£280k+0%1
Rate-rise correction2023–2023£315k£315k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-3.3% alpha

Terraced-3.3% α
Local
15.5%
District
18.8%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

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

Fieldway Tram StopTram
2 min walk
Addington Village Tram StopTram
10 min walk
King Henry's Drive Tram StopTram
10 min walk
New Addington Tram StopTram
15 min walk
Gravel Hill Tram StopTram
18 min walk
No bus stops within 400m

27

Walkability score

326

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★56 min
Victoria65 min ↑
Waterloo74 min ↑
Canary Wharf74 min ↑
City68 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

159

Car parks (800m)

0

EV chargers (800m)

Nearest car park41m
Santander docks (800m)0
Nearest cycle dock9.0 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: 16.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Saltbox Hill SSSI — 3.9 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

HEADLEY DRIVE SURGERY

117A HEADLEY DRIVE, NEW ADDINGTON, CR0 0QL

6 min walk

76%

Recommend GP

76%

Overall GP experience

4

GPs within 1km

0

Dentists within 1km

Nearest hospital · 2.8 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

818

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Radnall Tavern (376 m)

Nearest supermarketLidl · 735 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)

404m

Post office

Nearby shops

Vintage387 m
Morrisons Daily400 m

Nearby restaurants

Golden Gate389 m
Wayside Fish Bar391 m
Suruchi508 m
Peking Inn514 m

Nearby pubs

Radnall Tavern376 m
Man on the Moon469 m

Nearby pharmacies

Fieldway Pharmacy391 m
Dougans Chemist481 m

Nearby health

Fieldway Medical Centre429 m
Parkway Health Centre1.1 km
Food hygiene (5-star)80% of 15

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ALPHAPACKUK LTD
BRIGHT TRAVEL SERVICES LIMITED
LUXURESS LTD

Investment

Investment grade, yield and market outlook

56

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 score11/100
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

8.3

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,716m
Crossrail 2 route14,855m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,977 nationally

1,861

Est. population

12,592/km²

55%

Employed

24%

Degree educated

£32,300

Median income

7.3%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

50

Community stability

Age profile

34%
18%
21%
17%
Under 1834%
18–3418%
35–4921%
50–6417%
65+10%

Tenure

21%
23%
45%
Own outright21%
Own (mortgage)23%
Private rent10%
Social rent45%

Ethnicity

46%
35%
White British46%
White Other4%
Asian6%
Black35%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine29%
No car household33%
Unemployed6%
No qualifications27%

Housing tenure (Census 2021)

Social rent45%
Private rent10%

vs. London

Income vs London-23.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
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)
3
Largest scheme
15 homes · GARAGE SITE ADJ TEL. EXCH., GARAGE SITE ADJ TEL. EXCH., BETCHWORTH WAY, CR0 0TT
Pipeline pressure
NONE

Named schemes (500m)

5A-E, 7A-D, 5A-E, 7A-D, Alwyn Close, Croydon, CR0 0QD5 homes
completed
Garages at rear of 313 - 407, Garages at rear of 313 - 407, Lodge Lane, New Addington, CR0 0TA4 homes
completed
Cedar House, Cedar House, Field Way, Croydon, CR0 9DZ2 homes
completed
Land & Garages R/o 39 - 57, Land & Garages R/o 39 - 57, Walton Green, New Addington, CR0 0TY2 homes
completed
106, Applegarth, Field Way, CR0 9DH2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
26.1%
Ward turnout
26%
Election year
2022
MP
Natasha Irons (Labour)
MP majority
6,825
Constituency
Croydon East

Councillors

Kola AgboolaLabour
Adele BensonConservative

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Key facts for CR0 9DB

Full postcodeCR0 9DB
Postcode districtCR0
BoroughLondon Borough of Croydon
WardNew Addington North
Latitude51.352653
Longitude-0.023225
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