Selsdon Vale & Forestdale · Croydon · Croydon East constituency · 51.34704, -0.03672

CR0 9HS— Selsdon Vale & Forestdale, Croydon

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

The family fortress

 

Schools 100%Safety 78/100Transport 10/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
56
Safety
78
Schools
76
Transport
10
Environment
96
Investment
44

The bottom line

CR0 9HS offers exceptional schools (100% Good/Outstanding), low crime 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.

Check your dealbreakers

Toggle the things that matter to you — see how CR0 9HS scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how CR0 9HS meets your needs.

Location

CR0 9HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-5.7% vs London avg
vs London crime-38.0% vs London avg

Deep-dive guides for CR0 9HS

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare CR0 9HS with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How CR0 9HS 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 · 4 min walk

KS2: 103.8

★

Secondary

The Quest Academy

Requires Improvement · Inspected Mar 2024 · 13 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.6 incidents per 1,000 residents

Better than 70% of London
↑ Rising 2650.0%

from a low base — still below London average

-38% vs borough

Crime by type

Violence & sexual offences45%
Anti-social behaviour18%
Other18%
Vehicle crime9%
Drug offences5%
Burglary4%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Addington Fire Station · 1.1km

Crime is 38% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£4,120/m²
Price per ft²£383/ft²
Avg floor area105.6 m²

EPC breakdown

C
6%
D
18%
E
3%

Based on 27 properties · Confidence: medium

Street mix

Semi 2%Terraced 87%Detached 6%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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£264,000
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
WallsTimber frame, as built, partial insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6%

Total change

+508%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.3%

per year

Acceleration

-14.29

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 53 sales

Property Type Mix

Total: 53 sales

Detached5.7%
Semi-detached1.9%
Terraced86.8%
Flat/maisonette5.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£126k+70.9%2.2
Post-dot-com plateau2002–2004£179k£195k+8.9%2.7
Pre-crash peak2005–2007£218k£250k+14.6%1.3
GFC & correction2008–2012£240k£232k-3.3%1.2
Help-to-Buy recovery2013–2016£250k£365k+46%2
Brexit uncertainty2017–2019£400k£362k-9.6%1.7
Pandemic surge2020–2021£358k£340k-4.9%2
Rate-rise correction2022–2022£485k£485k+0%2
Current market2024–2026£378k£450k+19.2%1.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.1% alpha

Terraced-1.1% α
Local
6.2%
District
7.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing0
Trend Position40

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

Gravel Hill Tram StopTram
12 min walk
Fieldway Tram StopTram
12 min walk
Addington Village Tram StopTram
13 min walk
King Henry's Drive Tram StopTram
15 min walk
New Addington Tram StopTram
18 min walk
2 bus routes · 6 stops within 400m · 50 buses/hr peak

25

Walkability score

30

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 park226m
Santander docks (800m)0
Nearest cycle dock8.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 16.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 3.1 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 · 3.4 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

32

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: The Forum (378 m)

Nearest supermarketCo-op Food · 438 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)

436m

Post office

Nearby shops

Morrisons Daily438 m
Coughlans Bakery457 m

Nearby cafes

Fat Boyz Cafe569 m

Nearby restaurants

McDermotts Fish & Chips443 m
Capone's Pizza Parlour584 m

Nearby pubs

The Forum378 m
Forestdale Arms482 m

Nearby pharmacies

Goldmantle Pharmacy445 m
Food hygiene (5-star)68% of 22

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

E

High street health

Registered businesses

APEX FOOD SUPPLIES LTD
CONSENSORY NETWORKS LIMITED
EMPIREBUS LIMITED
MD WALKER PROPERTY LTD
MILLIMINDS LIMITED

+1 more

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months2

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

17/100

Velocity score

Future outlook

43.7

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,826m
Crossrail 2 route14,407m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,447 nationally

1,355

Est. population

8,896/km²

64%

Employed

35%

Degree educated

£39,600

Median income

2.7%

Claimant rate

SuburbanHigh densityOwner occupiers / families

59

Community stability

Age profile

25%
17%
21%
20%
18%
Under 1825%
18–3417%
35–4921%
50–6420%
65+18%

Tenure

39%
43%
Own outright39%
Own (mortgage)43%
Private rent12%
Social rent6%
Shared ownership1%

Ethnicity

65%
White British65%
White Other6%
Asian10%
Black11%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine18%
No car household16%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent12%
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
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
37.2%
Ward turnout
41%
Election year
2022
MP
Natasha Irons (Labour)
MP majority
6,825
Constituency
Croydon East

Councillors

Andy StranackConservative
Badsha QuadirConservative

Live in CR0 9HS? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for CR0 9HS.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

Similar postcodes

Frequently asked questions

📍 Track CR0 9HS

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for CR0 9HS

Full postcodeCR0 9HS
Postcode districtCR0
BoroughLondon Borough of Croydon
WardSelsdon Vale & Forestdale
Latitude51.347044
Longitude-0.036721
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