Waddon · Croydon · Croydon West constituency · 51.35994, -0.09877

CR2 6AB— Waddon, Croydon

Location and area intelligence for CR2 6AB, Waddon, Croydon

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 50/100Yield 4.35%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
65
Safety
74
Schools
90
Transport
50
Environment
68
Investment
66

The bottom line

CR2 6AB offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

CR2 6AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime+10.0% vs London avg

Deep-dive guides for CR2 6AB

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How CR2 6AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Harris Primary Academy Haling Park

Not yet inspected · 3 min walk

KS2: 107.5

★★

Secondary

Harris Academy Purley

Good · Inspected Feb 2023 · 13 min walk

P8: +0.29A8: 47.9

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.7 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 456.0%

+10% vs borough

Crime by type

Violence & sexual offences28%
Other27%
Anti-social behaviour22%
Vehicle crime12%
Burglary5%
Drug offences3%
Theft2%
Robbery2%

Stop & search

3.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

8

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

17

Incidents (5yr)

Nearest station: Croydon Fire Station · 1.1km

Crime is +10% above London average

Property

Prices, sales volume and market trends

Avg floor area48.3 m²

EPC breakdown

C
2%
D
1%

Based on 3 properties · Confidence: low

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 yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£120,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas - this is for backwards compatibility only and should not be used
GlazingSingle glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
South Croydon→ London Bridge· 2 tph
18 min

Nearby stations

South CroydonNational Rail
6 min walk
Lloyd Park Tram StopTram
17 min walk
George Street Tram StopTram
20 min walk
Church Street Tram StopTram
20 min walk
East Croydon Tram StopTram
21 min walk
7 bus routes · 7 stops within 400m · 61 buses/hr peak

33

Walkability score

50

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★37 min
Victoria46 min ↑
Waterloo53 min ↑
Canary Wharf55 min ↑
City49 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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park135m
Santander docks (800m)0
Nearest cycle dock6.5 km

Nearby car parks

🅿️
Spice's Yard
704m

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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 95% of London
NoiseMEDIUM
road
MODERATE
Radon riskMEDIUM
4% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.1 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 10%
Less green space than 92% of London

Nearest SSSI: Croham Hurst SSSI — 1.6 km

Energy

Solar: 848 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 yield847.5 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HALING PARK MEDICAL PRACTICE

96 BRIGHTON ROAD, CR2 6AD

4 min walk

79%

Recommend GP

79%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

10

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.4 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

40

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketAbad Halal Supermarket · 1.5 km
1 tennis courts1 swimming pools

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)

1

Cinemas (2km)

1.7km

Post office

Nearby shops

Vesco Express246 m
Nisa Local370 m
Dobrogea375 m
Select Supermarket382 m

Nearby cafes

Buongiorno Cafeteria328 m
La Spezia328 m
Euphoria Food339 m
A & N Brothers Cafe365 m

Nearby restaurants

Little Bay296 m
Peking Tasty326 m
Galitos328 m
The Jalalis335 m

Nearby pubs

The Crown & Sceptre152 m
The Croham Arms341 m
Whelans355 m
The Tree House591 m

Nearby gyms

St. Paul's Lawn Tennis & Croquet Club935 m

Nearby health

Bluebird care414 m
Croydon Orthodontic Practice440 m
Oak Tree Dental Practice845 m
Brighton Road Dental Care983 m
Food hygiene (5-star)49% of 131

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

66

Investment score

Good

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

32.1

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,473m
Crossrail 2 route10,129m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,198 nationally

1,940

Est. population

10,112/km²

60%

Employed

45%

Degree educated

7.3%

Claimant rate

Inner cityHigh densityRenters

35

Community stability

Age profile

24%
20%
26%
15%
15%
Under 1824%
18–3420%
35–4926%
50–6415%
65+15%

Tenure

18%
20%
42%
20%
Own outright18%
Own (mortgage)20%
Private rent42%
Social rent20%
Shared ownership0%
Rent free0%

Ethnicity

36%
13%
15%
23%
White British36%
White Other13%
Asian15%
Black23%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine20%
No car household46%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent42%
Social rent20%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
4
Development activity
medium
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
6
Under construction
0
Completed (3yr)
38
Largest scheme
62 homes · 15-17, 15-17, BRIGHTON ROAD, CR2
Pipeline pressure
LOW

Named schemes (500m)

15-17, 15-17, BRIGHTON ROAD, CR262 homes
completed
LAND AT AND TO REAR OF, 5-9, LAND AT AND TO REAR OF, 5-9, HALING PARK ROAD, CR2 6NG40 homes
completed
9 QUEENS HALL, ADJACENT TO, 40, 9 QUEENS HALL, ADJACENT TO, 40, BRIGHTON ROAD, WARHAM ROAD (9-11), CR239 homes
completed
32-34, 32-34, WARHAM ROAD, CR2 6LA34 homes
completed
44-46, 44-46, BRIGHTON ROAD, CR2 6AA30 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.6%
Ward turnout
32%
Election year
2022
MP
Sarah Jones (Labour)
MP majority
14,226
Constituency
Croydon West

Councillors

Rowenna Frances DavisLabour
Simon FoxConservative
Ellily PonnuthuraiLabour

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Compare Croydon with nearby boroughs:

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Key facts for CR2 6AB

Full postcodeCR2 6AB
Postcode districtCR2
BoroughLondon Borough of Croydon
WardWaddon
Latitude51.359938
Longitude-0.098767
Parliamentary constituencyCroydon West
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