Waddon · Croydon · Croydon West constituency · 51.36122, -0.10305

CR2 6AZ— Waddon, Croydon

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

The practical family move

 

Schools 100%Safety 86/100Transport 41/100Low yield 3.00%

Best for: Families

Compare areas

Exceptional for families — top safety and school scores

Liveability
64
Safety
86
Schools
90
Transport
41
Environment
64
Investment
43

Location

CR2 6AZ

Key facts for CR2 6AZ

Full postcodeCR2 6AZ
Postcode districtCR2
BoroughLondon Borough of Croydon
WardWaddon
Latitude51.361221
Longitude-0.103052
Parliamentary constituencyCroydon West
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
ExcellentNeutralRisk: Low

London Benchmarks

vs London income-11.2% vs London avg
vs London crime-37.9% vs London avg

Deep-dive guides for CR2 6AZ

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How CR2 6AZ 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 · 12 min walk

P8: +0.29A8: 47.9

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 29 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

40.4 incidents per 1,000 residents

Better than 71% of London
→ Stable

+160% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour27%
Other24%
Vehicle crime8%
Burglary4%
Robbery3%
Drug offences1%
Theft1%

Stop & search

2.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 38% below London average

Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

Avg floor area173.8 m²

EPC breakdown

D
6%
E
8%
F
2%

Based on 16 properties · Confidence: medium

Street mix

Semi 22%Detached 78%

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£434,500
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

Transport

1 May

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
20 min walk
🚌2 bus routes · 8 stops within 400m

32

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★47 min
Victoria62 min ↑
Waterloo56 min ↑
Canary Wharf59 min ↑
City60 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

16

Car parks (800m)

1

EV chargers (800m)

Nearest car park210m
Santander docks (800m)0
Nearest cycle dock6.9 km

Nearby car parks

🅿️
Spice's Yard
653m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed483 Mbps
Median download443 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: 14.0 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 10%
Less green space than 92% of London

Nearest SSSI: Croham Hurst SSSI — 1.9 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

48

Parks (1km)

34

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Crown & Sceptre (482 m)

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

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

1.4km

Post office

Nearby shops

Dobrogea474 m
Nisa Local475 m
Vesco Express567 m
Select Supermarket589 m

Nearby cafes

Cafe Tresor439 m
Buongiorno Cafeteria445 m
VapePit458 m
Cafe Apollonia474 m

Nearby restaurants

Chat House391 m
The Hunters407 m
Cote d'Azur437 m
Friendly House462 m

Nearby pubs

The Crown & Sceptre482 m
Whelans487 m
The Tree House517 m
The Croham Arms529 m

Nearby gyms

F45 Training1.1 km

Nearby health

Croydon Orthodontic Practice614 m
Bluebird care669 m
Oak Tree Dental Practice1.0 km
Edridge Road Community Health Centre1.1 km
Food hygiene (5-star)52% of 105

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
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

AXISAURA LIMITED
COMMONWEALTH SOCIAL HOUSING COMPANY LTD
JEANAANII LTD
PM1 PROPERTY LTD
VEATREEY DEVELOPMENT LTD

+1 more

Investment

Investment grade, yield and market outlook

43

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
3.00% (average)London avg: 3.8%Below average yield — bottom 62%
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

28.6

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,633m
Crossrail 2 route9,813m

Demographics

22 Apr

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

5.8%

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)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
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
2
Under construction
0
Completed (3yr)
29
Largest scheme
82 homes · Coombe Cross, Coombe Cross, South End, Lower Coombe Street, Croydon, CR0 1DL
Pipeline pressure
LOW

Named schemes (500m)

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
31-37, 31-37, NOTTINGHAM ROAD, CR223 homes
completed
12 & 14, 12 & 14, HALING PARK ROAD, CR217 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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The bottom line

CR2 6AZ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 47 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

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Data freshness

When each data source was last updated

75%

Confidence score

9/12

Pillars populated

Medium 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
sports18 Apr
parking4 May
schools1 May
streets18 Apr
planning1 Jun
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
national rail1 May
rail services21 Apr
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