Selsdon Vale & Forestdale · Croydon · Croydon East constituency · 51.34679, -0.04364

CR0 9JP— Selsdon Vale & Forestdale, Croydon

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

London's quiet achiever

 

Schools 50%Safety 80/100Transport 12/100Yield 7.14%

Best for: Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
45
Safety
80
Schools
46
Transport
12
Environment
98
Investment
50

The bottom line

CR0 9JP offers low crime, fast broadband and a green environment at £210,000 median — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 60 min to london bridge — above average for this zone.

Less suited to Families.

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Location

CR0 9JP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-59.6% vs London avg
vs London income-5.7% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for CR0 9JP

🛡️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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“London's quiet achiever”

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How CR0 9JP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

Forestdale Primary School

Not yet inspected · 5 min walk

KS2: 105.3

★

Secondary

The Quest Academy

Requires Improvement · Inspected Mar 2024 · 8 min walk

P8: -0.33A8: 44.3

50% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Tunstall Nursery School

Not inspected · 57 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

32.4 incidents per 1,000 residents

Better than 77% of London
↑ Rising 840.0%

from a low base — still below London average

-50% vs borough

Crime by type

Violence & sexual offences38%
Other26%
Anti-social behaviour15%
Vehicle crime15%
Burglary4%
Theft2%
Drug offences0%
Robbery0%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

85

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Addington Fire Station · 1.5km

Crime is 50% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£210,000

Median sale price

Bottom 25% — 60% below London median

£210,000 is 60% below the London median (£520,000)

-69.7%

This year

Terraced

Dominant type

Price history

5-year change
-40.5%
Sales (24 months)5
New build0.0%
Avg terraced£412,000
Avg flat£208,500
Price per m²£2,937/m²
Price per ft²£273/ft²
Avg floor area70.9 m²

EPC breakdown

C
22%
D
22%
E
4%
F
1%

Based on 49 properties · Confidence: high

Street mix

Terraced 50%Flat 50%

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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£6,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

5.3×

Price-to-income

£1,051/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£177,250
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, as built, no insulation (assumed)
Roof(another dwelling above)
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

+2.5%

Total change

+113%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.5%

per year

Acceleration

+8.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 90 sales

Property Type Mix

Total: 90 sales

Terraced53.3%
Flat/maisonette46.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£87k+47.2%2.4
Post-dot-com plateau2001–2004£137k£156k+14.1%3
Pre-crash peak2005–2007£195k£230k+17.9%5.3
GFC & correction2008–2012£192k£165k-13.8%1.6
Help-to-Buy recovery2013–2016£170k£268k+57.1%4.5
Brexit uncertainty2017–2019£289k£360k+24.8%2.3
Pandemic surge2020–2021£363k£353k-2.6%3.5
Rate-rise correction2022–2023£197k£248k+25.6%2.5
Current market2024–2026£412k£125k-69.7%1.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Weakest performer

Terraced

-0.4% alpha

Flat/maisonette-0.2% α
Local
2.8%
District
3%
Terraced-0.4% α
Local
6.9%
District
7.3%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing10
Trend Position100

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
11 min walk
Addington Village Tram StopTram
16 min walk
Fieldway Tram StopTram
18 min walk
King Henry's Drive Tram StopTram
20 min walk
Coombe Lane Tram StopTram
23 min walk
3 bus routes · 7 stops within 400m · 33 buses/hr peak

21

Walkability score

67

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★60 min
Victoria62 min ↑
Waterloo73 min ↑
Canary Wharf77 min ↑
City72 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park293m
Santander docks (800m)0
Nearest cycle dock8.5 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: 15.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 95% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskMEDIUM
4% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 2.6 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

SELSDON PARK MEDICAL PRACTICE

97 ADDINGTON ROAD, CR2 8LG

19 min walk

94%

Recommend GP

94%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospital · 3.5 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 593 m
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)

576m

Post office

Nearby shops

Morrisons Daily578 m
Coughlans Bakery620 m

Nearby cafes

Fat Boyz Cafe685 m

Nearby restaurants

McDermotts Fish & Chips601 m
Capone's Pizza Parlour705 m

Nearby pubs

The Forum111 m
Forestdale Arms573 m

Nearby gyms

Monk's Hill Sport Centre626 m

Nearby pharmacies

Goldmantle Pharmacy577 m
Food hygiene (5-star)72% of 18

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

CHILLIPAS' FOODS LIMITED
EZ TRAVEL MANAGEMENT LTD
J A G CONSULTANTS LTD
JOJO'S PROPERTY SERVICES LIMITED
RISE AND PROSPER LTD

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
7.1% (high)London avg: 3.8%Strong yield — top 7% of London
Gentrification score5/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

31.7

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,208m
Crossrail 2 route14,031m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,873 nationally

1,452

Est. population

9,801/km²

63%

Employed

35%

Degree educated

£39,600

Median income

5.0%

Claimant rate

SuburbanHigh densityMixed

50

Community stability

Age profile

25%
21%
21%
18%
16%
Under 1825%
18–3421%
35–4921%
50–6418%
65+16%

Tenure

33%
35%
24%
Own outright33%
Own (mortgage)35%
Private rent24%
Social rent7%
Shared ownership1%
Rent free0%

Ethnicity

64%
White British64%
White Other7%
Asian8%
Black11%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine20%
No car household20%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent24%
Social rent7%

vs. London

Income vs London-5.7%
Price vs London-59.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
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
61 homes · JOHN NEWNHAM SCHOOL, JOHN NEWNHAM SCHOOL, SELSDON PARK ROAD, CR2 8JJ
Pipeline pressure
NONE

Named schemes (500m)

Land Adjoining 46 Quail Gardens South Croydon15 homes
completed
36, 36, Selsdon Park Road, CR2 8JD9 homes
completed
20, 20, Farnborough Avenue, Monks Hill, CR2 8HF2 homes
completed
Adj to 71, Adj to 71, Goldfinch Road, Selsdon, CR2 8SR1 homes
completed
Adj to 21, Adj to 21, Farnborough Avenue, South Croydon, CR2 8HF1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£210,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for CR0 9JP

Full postcodeCR0 9JP
Postcode districtCR0
BoroughLondon Borough of Croydon
WardSelsdon Vale & Forestdale
Latitude51.346791
Longitude-0.043639
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