New Addington North · Croydon · Croydon East constituency · 51.35618, -0.01987

CR0 9EU— New Addington North, Croydon

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

The family fortress

 

Schools 100%Safety 80/100Transport 12/100Yield 4.46%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
48
Safety
80
Schools
90
Transport
12
Environment
75
Investment
51

The bottom line

CR0 9EU 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: 59 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR0 9EU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-23.1% vs London avg
vs London crime+1.0% vs London avg

Deep-dive guides for CR0 9EU

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How CR0 9EU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Castle Hill Academy

Good · Inspected Nov 2019 · 2 min walk

KS2: 109.1

★★

Secondary

Meridian High School

Good · Inspected Jan 2023 · 36 min walk

P8: -0.69A8: 36.2

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 · 69 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.5 incidents per 1,000 residents

Better than 50% of London
→ Stable

+1% vs borough

Crime by type

Other31%
Violence & sexual offences26%
Vehicle crime13%
Anti-social behaviour12%
Burglary7%
Robbery6%
Drug offences5%
Theft0%

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 · 541m

Crime is +1% above London average

Property

Prices, sales volume and market trends

Avg floor area91.8 m²

EPC breakdown

C
5%
D
9%
E
1%
F
1%

Based on 16 properties · Confidence: medium

Street mix

Terraced 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£229,500
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
WallsSystem built, as built, no insulation (assumed)
RoofPitched, 270 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

1998–2023 · CAGR

+6.4%

Total change

+371%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.6%

per year

Acceleration

-60.01

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 10 sales

Property Type Mix

Total: 10 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£58k£58k+0%2
Post-dot-com plateau2002–2003£135k£87k-35.6%1
Pre-crash peak2006–2006£165k£165k+0%1
GFC & correction2011–2011£150k£150k+0%1
Help-to-Buy recovery2014–2014£225k£225k+0%1
Rate-rise correction2022–2023£325k£274k-15.6%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
6.4%
District
6.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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

Fieldway Tram StopTram
8 min walk
Addington Village Tram StopTram
11 min walk
King Henry's Drive Tram StopTram
15 min walk
New Addington Tram StopTram
19 min walk
Gravel Hill Tram StopTram
20 min walk
No bus stops within 400m

30

Walkability score

347

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★59 min
Victoria68 min ↑
Waterloo77 min ↑
Canary Wharf77 min ↑
City71 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

161

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: 15.9 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 10%
More green space than 86% of London

Nearest SSSI: Saltbox Hill SSSI — 4.0 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

HEADLEY DRIVE SURGERY

117A HEADLEY DRIVE, NEW ADDINGTON, CR0 0QL

5 min walk

76%

Recommend GP

76%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

Nearest hospital · 2.5 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

871

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

Nearest supermarketLidl · 1.1 km
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

82m

Post office

Nearby shops

Morrisons Daily84 m
Vintage91 m

Nearby restaurants

Golden Gate68 m
Wayside Fish Bar71 m
Suruchi466 m
Peking Inn468 m

Nearby pubs

Radnall Tavern81 m
Man on the Moon458 m

Nearby gyms

Croydon Rugby Club702 m

Nearby pharmacies

Fieldway Pharmacy70 m
Dougans Chemist460 m

Nearby health

Fieldway Medical Centre27 m
Food hygiene (5-star)73% of 15

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ABIA DAUGHTERS UK & IRELAND LIMITED
PLASTNA UK LTD
TASTY B CATERING LTD

Investment

Investment grade, yield and market outlook

51

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 score12/100
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

7.4

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,275m
Crossrail 2 route14,860m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,619 nationally

1,604

Est. population

15,768/km²

53%

Employed

25%

Degree educated

£32,300

Median income

8.6%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

43

Community stability

Age profile

35%
17%
18%
16%
13%
Under 1835%
18–3417%
35–4918%
50–6416%
65+13%

Tenure

14%
65%
Own outright11%
Own (mortgage)14%
Private rent10%
Social rent65%
Shared ownership0%
Rent free1%

Ethnicity

43%
37%
White British43%
White Other5%
Asian7%
Black37%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine29%
No car household45%
Unemployed6%
No qualifications27%

Housing tenure (Census 2021)

Social rent65%
Private rent10%

vs. London

Income vs London-23.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
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)
2
Largest scheme
12 homes · 41Z ST GEORGES CHURCH HALL, 41Z ST GEORGES CHURCH HALL, FRENSHAM DRIVE, CR0 0QZ
Pipeline pressure
NONE

Named schemes (500m)

CASTLE HILL PRIMARY SCHOOL, FRONTING, CASTLE HILL PRIMARY SCHOOL, FRONTING, DANEBURY, CR012 homes
completed
Garages R/O 54-62 & between 62-64, Garages R/O 54-62 & between 62-64, Dunley Drive, New Addington, CR08 homes
completed
17, 17, North Walk, New Addington, CR0 9EP4 homes
completed
19 - 21, 19 - 21, The Lindens, Field Way, New Addington, CR0 9EG2 homes
completed
Cedar House, Cedar House, Field Way, Croydon, CR0 9DZ2 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 9EU

Full postcodeCR0 9EU
Postcode districtCR0
BoroughLondon Borough of Croydon
WardNew Addington North
Latitude51.356176
Longitude-0.019870
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