Selsdon Vale & Forestdale · Croydon · Croydon East constituency · 51.34719, -0.04023

CR0 9JR— Selsdon Vale & Forestdale, Croydon

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

London's quiet achiever

 

Schools 50%Safety 83/100Transport 22/100Yield 4.09%Only 4 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
52
Safety
83
Schools
46
Transport
22
Environment
93
Investment
46

Location

CR0 9JR

Key facts for CR0 9JR

Full postcodeCR0 9JR
Postcode districtCR0
BoroughLondon Borough of Croydon
WardSelsdon Vale & Forestdale
Latitude51.347193
Longitude-0.040232
Parliamentary constituencyCroydon East
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
GoodNeutralRisk: Low

London Benchmarks

vs London avg price-29.5% vs London avg
vs London income-5.7% vs London avg
vs London crime-89.8% vs London avg

Deep-dive guides for CR0 9JR

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

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“London's quiet achiever”

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How CR0 9JR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

Forestdale Primary School

Not yet inspected · 3 min walk

KS2: 105.3

★

Secondary

The Quest Academy

Requires Improvement · 10 min walk

P8: -0.33A8: 44.3

50% of local schools rated Good or Outstanding

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Tunstall Nursery School

Not inspected · 58 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

6.6 incidents per 1,000 residents

Top 5% — safest in London
↑ Rising 350.0%

from a low base — still below London average

-57% vs borough

Crime by type

Other56%
Drug offences33%
Violence & sexual offences11%
Anti-social behaviour0%
Theft0%
Robbery0%
Vehicle crime0%
Burglary0%

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 90% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 4 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£366,750

Median sale price

Bottom 25% — 29% below London median

£366,750 is 29% below the London median (£520,000)

+15.5%

This year

Terraced

Dominant type

Price history

5-year change
+13.9%
Sales (24 months)4
New build0.0%
Avg terraced£366,750
Price per m²£4,382/m²
Price per ft²£407/ft²
Avg floor area83.7 m²

EPC breakdown

C
21%
D
25%
E
3%

Based on 49 properties · Confidence: high

Street mix

Semi 15%Terraced 78%Detached 3%Flat 5%

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£5,838
First-time buyerFTB
£0
Additional propertyBTL/2nd
£16,840

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

9.3×

Price-to-income

£1,835/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£209,250
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialModerate

Transport

1 May

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
14 min walk
🚃
Fieldway Tram StopTram
15 min walk
🚃
King Henry's Drive Tram StopTram
18 min walk
🚃
New Addington Tram StopTram
21 min walk
🚌3 bus routes · 10 stops within 400m · 24 buses/hr peak

37

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★53 min
Victoria64 min ↑
Waterloo63 min ↑
Canary Wharf67 min ↑
City67 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park420m
Santander docks (800m)0
Nearest cycle dock9.4 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

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 18.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 92% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskMEDIUM
4% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 2.8 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

19 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 · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 434 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

422m

Post office

Nearby shops

Morrisons Daily424 m
Coughlans Bakery460 m

Nearby cafes

Fat Boyz Cafe552 m

Nearby restaurants

McDermotts Fish & Chips442 m
Capone's Pizza Parlour571 m

Nearby pubs

The Forum147 m
Forestdale Arms442 m

Nearby gyms

Monk's Hill Sport Centre760 m

Nearby pharmacies

Goldmantle Pharmacy427 m
Food hygiene (5-star)79% of 19

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
3
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

AV FRUIT & VEG LTD
BELLVIEW COMMS LIMITED
HAPPYROADSTUDIOS LIMITED
LORUS SOFTWARE LIMITED
NELLA’S PROPERTIES LTD

+1 more

Investment

Investment grade, yield and market outlook

46

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
4.09% (average)London avg: 3.8%Above average yield
Gentrification score21/100
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

55.7

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,998m
Crossrail 2 route14,197m

Demographics

22 Apr

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%
Price vs London-29.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
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
69%
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)

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£366,750)

£5,838

Standard buyer

£0

First-time buyer

Save £5,838

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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The bottom line

CR0 9JR offers low crime, fast broadband and a green environment at £366,750 median — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 53 min to london bridge — above average for this zone.

Less suited to Families.

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Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

What else could £367k buy?

Similar-priced postcodes — sorted by transport score.

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Data freshness

When each data source was last updated

92%

Confidence score

11/12

Pillars populated

High reliability
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
parking4 May
schools1 May
streets18 Apr
planning1 Jun
property1 May
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
companies house18 Apr
housing pipeline18 Apr
population density18 Apr

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