South Croydon · Croydon · Croydon South constituency · 51.35868, -0.09644

CR2 6HS— South Croydon, Croydon

Location and area intelligence for CR2 6HS, South Croydon, Croydon

High-connectivity investment target

 

Schools 100%Safety 65/100Transport 54/100Yield 3.53%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
65
Safety
65
Schools
90
Transport
54
Environment
68
Investment
49

The bottom line

CR2 6HS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £425,000 median — a strong choice for Families.

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Location

CR2 6HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-18.3% vs London avg
vs London income+15.5% vs London avg
vs London crime+96.0% vs London avg

Deep-dive guides for CR2 6HS

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

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“High-connectivity investment target”

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How CR2 6HS 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 · 0 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

Tunstall Nursery School

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

127.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 263.0%

+96% vs borough

Crime by type

Other32%
Violence & sexual offences24%
Anti-social behaviour20%
Vehicle crime10%
Burglary7%
Drug offences4%
Robbery2%
Theft1%

Stop & search

3.3

per 1,000 residents

→ Stable

trend

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

9

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

3

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Croydon Fire Station · 1.3km

Crime is +96% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£425,000

Median sale price

18% below London median

£425,000 is 18% below the London median (£520,000)

-7.1%

This year

Terraced

Dominant type

Price history

5-year change
+12.6%
Sales (24 months)5
New build0.0%
Avg semi-detached£431,394
Avg terraced£403,000
Price per m²£5,854/m²
Price per ft²£544/ft²
Avg floor area72.3 m²

EPC breakdown

C
21%
D
34%
E
1%
F
3%
G
1%

Based on 60 properties · Confidence: high

Street mix

Semi 20%Terraced 72%Flat 8%

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£8,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£21,500

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

8.8×

Price-to-income

£2,126/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£180,750
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 CAnnual charge £1,852
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.3%

Total change

+572%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.2%

per year

Acceleration

-3.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 86 sales

Property Type Mix

Total: 86 sales

Semi-detached19.8%
Terraced73.3%
Flat/maisonette7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£115k+91.8%2.8
Post-dot-com plateau2001–2004£127k£174k+37.2%3.8
Pre-crash peak2005–2007£200k£224k+12%3.3
GFC & correction2008–2012£250k£205k-18.2%2.2
Help-to-Buy recovery2013–2016£250k£312k+24.6%2.8
Brexit uncertainty2017–2019£349k£350k+0.2%2
Pandemic surge2020–2021£369k£378k+2.3%1.5
Rate-rise correction2022–2023£365k£389k+6.4%3
Current market2024–2026£434k£403k-7.1%2.3

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.5% alpha

Weakest performer

Semi-detached

-1% alpha

Flat/maisonette+1.5% α
Local
6.5%
District
5%
Terraced+0.1% α
Local
6.3%
District
6.2%
Semi-detached-1% α
Local
2.9%
District
3.9%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very 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
7 min walk
Lloyd Park Tram StopTram
16 min walk
George Street Tram StopTram
21 min walk
Church Street Tram StopTram
22 min walk
East Croydon Tram StopTram
23 min walk
2 bus routes · 5 stops within 400m · 48 buses/hr peak

28

Walkability score

47

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

7

Car parks (800m)

1

EV chargers (800m)

Nearest car park261m
Santander docks (800m)0
Nearest cycle dock6.6 km

Nearby car parks

🅿️
Whitgift Sports Club
794m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed486 Mbps
Median download444 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
NoiseLOW
none
Quieter than 70% of London
Radon riskMEDIUM
4% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.3 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 10%
Less green space than 100% of London

Nearest SSSI: Croham Hurst SSSI — 1.4 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

3 min walk

79%

Recommend GP

79%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.4 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

26

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

3

Convenience

Nearest supermarketAbad Halal Supermarket · 1.7 km
3 tennis courts1 swimming pools1 sports halls

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)

1.5km

Post office

Nearby shops

Vesco Express148 m
Family Choice298 m
Baris International Food Centre319 m
Select Supermarket418 m

Nearby cafes

Canary Cafe252 m
La Spezia409 m
Euphoria Food444 m
Buongiorno Cafeteria450 m

Nearby restaurants

Morley's Fried Chicken303 m
Little Bay383 m
Peking Tasty415 m
Galitos419 m

Nearby pubs

The Crown & Sceptre89 m
The Croham Arms407 m
Whelans459 m
The Tree House757 m

Nearby gyms

St. Paul's Lawn Tennis & Croquet Club731 m
South Croydon Sports Club815 m

Nearby pharmacies

Medipharmacy1.2 km

Nearby health

Bluebird care275 m
Croydon Orthodontic Practice491 m
Oak Tree Dental Practice714 m
Brighton Road Dental Care868 m
Food hygiene (5-star)54% of 111

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

C MURPHY PLUMBING & HEATING LTD
CYE & CO CONSULTANTS LTD
FINGATES CO LTD
FS PROPERTY MANAGEMENT LTD
HEYCLOUD LTD

+6 more

Investment

Investment grade, yield and market outlook

49

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

61.8

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,423m
Crossrail 2 route10,343m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,286 nationally

1,536

Est. population

12,757/km²

71%

Employed

43%

Degree educated

£48,500

Median income

8.0%

Claimant rate

Urban coreHigh densityEstablished mixed

39

Community stability

Age profile

25%
26%
27%
13%
Under 1825%
18–3426%
35–4927%
50–6413%
65+9%

Tenure

15%
31%
35%
19%
Own outright14%
Own (mortgage)31%
Private rent35%
Social rent19%
Shared ownership0%
Rent free0%

Ethnicity

44%
22%
White British44%
White Other13%
Asian12%
Black22%
Mixed8%
Other2%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine17%
No car household38%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent35%
Social rent19%

vs. London

Income vs London+15.5%
Price vs London-18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
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)
41
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
19, 19, Bartlett Street, CR2 6TB30 homes
completed
12 & 14, 12 & 14, HALING PARK ROAD, CR217 homes
completed
76, 76, BRIGHTON ROAD, CR214 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
14.4%
Ward turnout
38%
Election year
2022
MP
Chris Philp (Conservative)
MP majority
2,313
Constituency
Croydon South

Councillors

Maria GatlandConservative
Jason Stephen PerryConservative
Michael Anthony NealConservative

Stamp Duty & Affordability Calculator

Stamp duty on median price (£425,000)

£8,750

Standard buyer

£0

First-time buyer

Save £8,750

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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Compare Croydon with nearby boroughs:

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Key facts for CR2 6HS

Full postcodeCR2 6HS
Postcode districtCR2
BoroughLondon Borough of Croydon
WardSouth Croydon
Latitude51.358677
Longitude-0.096435
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