Purley Oaks & Riddlesdown · Croydon · Croydon West constituency · 51.35212, -0.10603

CR2 6DB— Purley Oaks & Riddlesdown, Croydon

Location and area intelligence for CR2 6DB, Purley Oaks & Riddlesdown, Croydon

The family fortress

 

Schools 100%Safety 74/100Transport 34/100Yield 4.92%

Best for: Families

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

Liveability
58
Safety
74
Schools
90
Transport
34
Environment
89
Investment
57

The bottom line

CR2 6DB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £305,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

CR2 6DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-41.3% vs London avg
vs London income-11.2% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for CR2 6DB

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

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“The family fortress”

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How CR2 6DB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Regina Coeli Catholic Primary School

Not yet inspected · 2 min walk

★★

Secondary

Harris Academy Purley

Good · Inspected Feb 2023 · 2 min walk

P8: +0.29A8: 47.9

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.0 incidents per 1,000 residents

Better than 50% of London
↑ Rising 612.0%

0% vs borough

Crime by type

Violence & sexual offences30%
Other22%
Anti-social behaviour16%
Vehicle crime11%
Drug offences8%
Burglary7%
Robbery3%
Theft2%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Croydon Fire Station · 1.9km

Crime is 0% below London average

Property

2 Jul

Prices, sales volume and market trends

£305,000

Median sale price

Bottom 25% — 41% below London median

£305,000 is 41% below the London median (£520,000)

+243.3%

This year

Flat

Dominant type

Price history

5-year change
+7.0%
Sales (24 months)9
New build0.0%
Avg detached£846,000
Avg flat£284,000
Price per m²£3,961/m²
Price per ft²£368/ft²
Avg floor area75.7 m²

EPC breakdown

B
32%
C
72%
D
16%
E
2%
F
1%

Based on 123 properties · Confidence: high

Street mix

Semi 3%Terraced 8%Detached 9%Flat 77%Other 3%

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£2,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£11,900

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

8.2×

Price-to-income

£1,526/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£189,250
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.7%

Total change

+890%

Market Activity

Price Velocity & Acceleration

Current Velocity

+108.8%

per year

Acceleration

+119.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £300k–£350k · 196 sales

Property Type Mix

Total: 196 sales

Detached9.7%
Semi-detached2.6%
Terraced8.7%
Flat/maisonette79.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£150k+141.5%4.7
Post-dot-com plateau2001–2004£185k£263k+42.2%8.8
Pre-crash peak2005–2007£214k£258k+20.6%15.3
GFC & correction2008–2012£275k£285k+3.6%3
Help-to-Buy recovery2013–2016£358k£315k-12%7
Brexit uncertainty2017–2019£310k£265k-14.5%5.3
Pandemic surge2020–2021£363k£285k-21.4%3.5
Rate-rise correction2022–2023£280k£275k-1.8%4
Current market2024–2026£330k£615k+86.4%4.3

Price Trajectory by Type

DetachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+1.2% alpha

Weakest performer

Terraced

-1.6% alpha

Detached+1.2% α
Local
8.3%
District
7.1%
Flat/maisonette+0.3% α
Local
5.6%
District
5.3%
Terraced-1.6% α
Local
2.3%
District
3.9%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

9out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing12
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Purley Oaks→ London Bridge· 2 tph
21 min

Nearby stations

Purley OaksNational Rail
9 min walk
Lloyd Park Tram StopTram
28 min walk
Church Street Tram StopTram
30 min walk
Wandle Park Tram StopTram
30 min walk
George Street Tram StopTram
31 min walk
No bus stops within 400m

9

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★43 min
Victoria50 min ↑
Waterloo58 min ↑
Canary Wharf61 min ↑
City56 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park531m
Santander docks (800m)0
Nearest cycle dock7.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

55%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed321 Mbps
Median download328 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: 15.0 km away✗ Not Green Belt✗ Not AONB71% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 1.8 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

PARKSIDE GROUP PRACTICE

27 WYCHE GROVE, CR2 6EX

7 min walk

79%

Recommend GP

79%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 1.4 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Purley Arms (518 m)

Nearest supermarketBudgens · 1.6 km
1 tennis courts

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)

1.6km

Post office

Nearby shops

One Stop480 m
Star Food & Wine530 m
Premier Convenience Store532 m
Londis535 m

Nearby cafes

Elly's Cafe523 m
Today's Cafe619 m
Grao De Cafe636 m
The Little Coffee Shop686 m

Nearby restaurants

Golden Bowl459 m
Ozzies Charcoal461 m
Pizza Hut Delivery491 m
Toby Carvery504 m

Nearby pubs

The Purley Arms518 m

Nearby gyms

Nuffield Health Fitness & Wellbeing837 m

Nearby health

Brighton Road Dental Care469 m
Blue Dental486 m
Oak Tree Dental Practice548 m
Parkside Group Practice581 m
Food hygiene (5-star)63% of 24

Business

Local businesses registered here

Active businesses
27
New (last 12 months)
9
Dissolved (last 12 months)
0
Industry diversity
20
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

ALKINT SERVICES LTD
B GASHI LTD
BRAVE HEARTS ACADEMY CIC
CYBER SHIELD CONSULTANCY AND SERVICES LTD
DR&FASTPARCEL LTD

+15 more

Investment

Investment grade, yield and market outlook

57

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months6

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

50/100

Velocity score

Future outlook

51.7

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,390m
Crossrail 2 route10,388m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,598 nationally

2,740

Est. population

5,666/km²

65%

Employed

45%

Degree educated

£37,300

Median income

5.9%

Claimant rate

SuburbanMedium densityEstablished mixed

41

Community stability

Age profile

26%
22%
23%
19%
Under 1826%
18–3422%
35–4923%
50–6419%
65+11%

Tenure

18%
28%
27%
23%
Own outright18%
Own (mortgage)28%
Private rent27%
Social rent23%
Shared ownership5%

Ethnicity

34%
20%
22%
White British34%
White Other11%
Asian20%
Black22%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household28%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Private rent27%
Social rent23%

vs. London

Income vs London-11.2%
Price vs London-41.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
2
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)
81
Largest scheme
79 homes · 443A Brighton Road South Croydon CR2 6EU, CR2 6EU
Pipeline pressure
NONE

Named schemes (500m)

LAND AT HALING MANOR HIGH SCH., ADJACENT, 153, LAND AT HALING MANOR HIGH SCH., ADJACENT, 153, PAMPISFORD ROAD, KENDRA HALL ROAD, CR264 homes
completed
208, 208, Pampisford Road, South Croydon, CR2 6DB57 homes
completed
HALING MANOR HIGH SCHOOL, HALING MANOR HIGH SCHOOL, PAMPISFORD ROAD, CR223 homes
completed
5-7, 5-7, Kendra Hall Road, South Croydon, CR2 6DT18 homes
completed
2-4, 2-4, Kendra Hall Road, South Croydon, CR2 6DT17 homes
completed

Politics

Local councillors and MP

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

Councillors

Alasdair Iain StewartConservative
Endri LlabutiConservative

Stamp Duty & Affordability Calculator

Stamp duty on median price (£305,000)

£2,750

Standard buyer

£0

First-time buyer

Save £2,750

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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Key facts for CR2 6DB

Full postcodeCR2 6DB
Postcode districtCR2
BoroughLondon Borough of Croydon
WardPurley Oaks & Riddlesdown
Latitude51.352124
Longitude-0.106028
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