Waddon · Croydon · Croydon West constituency · 51.36146, -0.10393

CR2 6AY— Waddon, Croydon

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 40/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
62
Safety
74
Schools
90
Transport
40
Environment
68
Investment
47

The bottom line

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

Less suited to Car-free commuters.

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Location

CR2 6AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.2% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for CR2 6AY

🛡️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 6AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Howard Primary School

Not yet inspected · 5 min walk

KS2: 104.6

★★

Secondary

Harris Academy Purley

Good · Inspected Feb 2023 · 12 min walk

P8: +0.29A8: 47.9

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.2 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 202.4%

+11% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour23%
Other23%
Vehicle crime9%
Drug offences6%
Burglary6%
Theft2%
Robbery2%

Stop & search

2.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Croydon Fire Station · 862m

Crime is +11% above 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£5,783/m²
Price per ft²£537/ft²
Avg floor area166.2 m²

EPC breakdown

C
3%
D
6%
E
8%
F
2%

Based on 19 properties · Confidence: medium

Street mix

Detached 100%

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 yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£415,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.7%

Total change

+564%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.5%

per year

Acceleration

+26.26

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 30 sales

Property Type Mix

Total: 30 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£145k£281k+94.6%1.8
Post-dot-com plateau2001–2002£300k£339k+12.8%2.5
Pre-crash peak2005–2007£405k£440k+8.6%1
GFC & correction2009–2012£325k£400k+22.9%1.2
Help-to-Buy recovery2013–2016£453k£725k+60.2%1.2
Brexit uncertainty2019–2019£725k£725k+0%1
Pandemic surge2021–2021£1.20m£1.20m+0%1
Rate-rise correction2022–2023£970k£846k-12.8%1
Current market2025–2025£960k£960k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0.2% alpha

Detached+0.2% α
Local
5.8%
District
5.6%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

South CroydonNational Rail
9 min walk
Church Street Tram StopTram
17 min walk
George Street Tram StopTram
18 min walk
Wandle Park Tram StopTram
19 min walk
Reeves Corner Tram StopTram
19 min walk
No bus stops within 400m

20

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★40 min
Victoria48 min ↑
Waterloo56 min ↑
Canary Wharf58 min ↑
City52 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

17

Car parks (800m)

1

EV chargers (800m)

Nearest car park275m
Santander docks (800m)0
Nearest cycle dock6.4 km

Nearby car parks

🅿️
Spice's Yard
665m

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: 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: 13.9 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 10%
Less green space than 92% of London

Nearest SSSI: Croham Hurst SSSI — 2.0 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

VIOLET LANE MEDICAL PRACTICE

231 VIOLET LANE, CR0 4HN

4 min walk

82%

Recommend GP

82%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

9

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.4 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

24

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Tree House (529 m)

Nearest supermarketAbad Halal Supermarket · 1.4 km
1 tennis courts1 swimming pools

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)

1

Cinemas (2km)

1.3km

Post office

Nearby shops

Dobrogea520 m
Nisa Local521 m
Bridge General Stores629 m
Vesco Express633 m

Nearby cafes

Cafe Tresor481 m
VapePit492 m
Buongiorno Cafeteria495 m
Cafe Apollonia498 m

Nearby restaurants

Chat House426 m
The Hunters450 m
Cote d'Azur482 m
Perfect Fried Chicken503 m

Nearby pubs

The Tree House529 m
Whelans537 m
The Crown & Sceptre549 m
Playground577 m

Nearby gyms

F45 Training1.1 km

Nearby health

Croydon Orthodontic Practice665 m
Bluebird care727 m
Edridge Road Community Health Centre1.1 km
Oak Tree Dental Practice1.1 km
Food hygiene (5-star)49% of 84

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

GLORIOUS METAL FINISHING & SUPPLIES (UK) LTD
INSTANTMEDICALS LTD
LONDON BREAST IMAGING LIMITED
TESDAR FINANCIAL SERVICES LIMITED

Investment

Investment grade, yield and market outlook

47

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

High

Demand

Low

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

42.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,668m
Crossrail 2 route9,750m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,554 nationally

1,758

Est. population

6,524/km²

53%

Employed

39%

Degree educated

£37,300

Median income

5.7%

Claimant rate

Inner cityMedium densityEstablished mixed

44

Community stability

Age profile

25%
19%
21%
16%
19%
Under 1825%
18–3419%
35–4921%
50–6416%
65+19%

Tenure

19%
27%
22%
30%
Own outright20%
Own (mortgage)27%
Private rent22%
Social rent30%
Shared ownership2%
Rent free1%

Ethnicity

33%
23%
20%
White British33%
White Other10%
Asian24%
Black20%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine18%
No car household41%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Social rent30%
Private rent22%

vs. London

Income vs London-11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
3
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)
29
Largest scheme
65 homes · 34, 34, The Waldrons, CR0 4HB
Pipeline pressure
NONE

Named schemes (500m)

32-34, 32-34, WARHAM ROAD, CR2 6LA34 homes
completed
31-37, 31-37, NOTTINGHAM ROAD, CR223 homes
completed
38, 38, BRAMLEY HILL, CR2 6NR17 homes
completed
11-13, 11-13, NOTTINGHAM ROAD, CR216 homes
completed
131-133, 131-133, HALING PARK ROAD, CR2 6NN12 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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Key facts for CR2 6AY

Full postcodeCR2 6AY
Postcode districtCR2
BoroughLondon Borough of Croydon
WardWaddon
Latitude51.361461
Longitude-0.103933
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