Purley Oaks & Riddlesdown · Croydon · Croydon South constituency · 51.34141, -0.09985

CR2 0RB— Purley Oaks & Riddlesdown, Croydon

Location and area intelligence for CR2 0RB, Purley Oaks & Riddlesdown, Croydon

The family fortress

 

Schools 100%Safety 82/100Transport 37/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
66
Safety
82
Schools
90
Transport
37
Environment
89
Investment
41

The bottom line

CR2 0RB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

CR2 0RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+4.0% vs London avg
vs London crime-61.0% vs London avg

Deep-dive guides for CR2 0RB

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How CR2 0RB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Christ Church CofE Primary School (Purley)

Not yet inspected · 10 min walk

KS2: 103.8

★★

Secondary

Harris Academy Purley

Good · Inspected Feb 2023 · 18 min walk

P8: +0.29A8: 47.9

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

25.0 incidents per 1,000 residents

Better than 82% of London
↑ Rising 428.6%

from a low base — still below London average

-62% vs borough

Crime by type

Violence & sexual offences35%
Vehicle crime19%
Burglary19%
Other14%
Anti-social behaviour11%
Drug offences3%
Theft0%
Robbery0%

Stop & search

2.0

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Purley Fire Station · 2.1km

Crime is 61% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

CR2 district median

£345,000

Based on 352 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,147/m²
Price per ft²£478/ft²
Avg floor area167.3 m²

EPC breakdown

C
4%
D
9%
E
5%

Based on 18 properties · Confidence: medium

Street mix

Semi 22%Terraced 4%Detached 74%

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 yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£418,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,009
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.8%

Total change

+566%

Market Activity

Price Velocity & Acceleration

Current Velocity

-48.8%

per year

Acceleration

-117.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 27 sales

Property Type Mix

Total: 27 sales

Detached74.1%
Semi-detached22.2%
Terraced3.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£117k£270k+131.8%1.7
Post-dot-com plateau2004–2004£361k£361k+0%1
Pre-crash peak2005–2007£451k£372k-17.6%2
GFC & correction2008–2011£970k£375k-61.3%1
Help-to-Buy recovery2014–2015£465k£665k+43%1.5
Brexit uncertainty2017–2018£691k£850k+23%1.5
Pandemic surge2020–2021£850k£620k-27.1%1
Rate-rise correction2023–2023£899k£899k+0%2
Current market2024–2025£1.51m£776k-48.8%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
3.9%
District
3.9%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing6
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Purley Oaks→ London Bridge· 2 tph
21 min

Nearby stations

Purley OaksNational Rail
8 min walk
Lloyd Park Tram StopTram
36 min walk
Coombe Lane Tram StopTram
43 min walk
Church Street Tram StopTram
45 min walk
George Street Tram StopTram
45 min walk
1 bus routes · 1 stops within 400m · 4 buses/hr peak

6

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★41 min
Victoria53 min ↑
Waterloo56 min ↑
Canary Wharf59 min ↑
City55 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park504m
Santander docks (800m)0
Nearest cycle dock7.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

78%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed399 Mbps
Median download407 Mbps
Superfast coverage85%
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: 14.0 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: 16.2 km away✗ Not Green Belt✗ Not AONB70% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Riddlesdown SSSI — 1.9 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield851.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PARKSIDE GROUP PRACTICE

27 WYCHE GROVE, CR2 6EX

13 min walk

79%

Recommend GP

79%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 1.0 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

15

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Purley Arms (1.1 km)

No restaurants within 800m — nearest: Station Fish Bar (838 m)

Nearest supermarketBudgens · 2.8 km
13 tennis courts2 sports halls

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)

908m

Post office

Nearby shops

Royal Convenience Store593 m
Purley Oaks Store638 m
Tesco Express835 m
The Wine Cellar842 m

Nearby cafes

Costa579 m
The Little Coffee Shop1.1 km

Nearby restaurants

Station Fish Bar838 m
Sanderstead Tandoori855 m
Master Chef862 m
Taste of Bengal870 m

Nearby pubs

The Purley Arms1.1 km

Nearby gyms

Purley Bury Bowling Club399 m
Purley Bury Tennis Club441 m

Nearby pharmacies

Medipharmacy848 m
Riddlesdown Pharmacy905 m

Nearby health

Blue Dental834 m
Parkside Group Practice1.0 km
Brighton Road Dental Care1.1 km
Food hygiene (5-star)59% of 17

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

LUXTONVP LIMITED
MATT STRAWSON LTD
PURLEY DOWNS COMPANY LIMITED
PURLEY DOWNS GOLF CLUB LIMITED

Investment

Investment grade, yield and market outlook

41

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

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

8/100

Velocity score

Future outlook

53.3

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,732m
Crossrail 2 route11,570m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,188 nationally

1,478

Est. population

6,299/km²

59%

Employed

57%

Degree educated

£43,700

Median income

2.6%

Claimant rate

SuburbanMedium densityOwner occupiers / families

64

Community stability

Age profile

23%
15%
20%
21%
21%
Under 1823%
18–3415%
35–4920%
50–6421%
65+21%

Tenure

44%
47%
Own outright44%
Own (mortgage)47%
Private rent7%
Social rent2%

Ethnicity

54%
21%
White British54%
White Other7%
Asian21%
Black9%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine9%
No car household11%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent7%
Social rent2%

vs. London

Income vs London+4.0%

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)
6
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)
106
Largest scheme
79 homes · 443A Brighton Road South Croydon CR2 6EU, CR2 6EU
Pipeline pressure
NONE

Named schemes (500m)

11-21, 11-21, BEECH AVENUE, CR215 homes
completed
ADJACENT, 98, ADJACENT, 98, BRAEMAR AVENUE, CR2 0QB14 homes
completed
3-9, 3-9, BEECH AVENUE, CR213 homes
completed
83, 83, Purley Downs Road, South Croydon, CR2 0RJ9 homes
completed
85, Purley Downs Road, CR2 0RJ9 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
28.3%
Ward turnout
39%
Election year
2022
MP
Chris Philp (Conservative)
MP majority
2,313
Constituency
Croydon South

Councillors

Alasdair Iain StewartConservative
Endri LlabutiConservative

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Key facts for CR2 0RB

Full postcodeCR2 0RB
Postcode districtCR2
BoroughLondon Borough of Croydon
WardPurley Oaks & Riddlesdown
Latitude51.341412
Longitude-0.099850
Parliamentary constituencyCroydon South
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