Waddon · Croydon · Croydon West constituency · 51.36302, -0.10055

CR2 6LF— Waddon, Croydon

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 49/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
63
Safety
74
Schools
90
Transport
49
Environment
68
Investment
57

The bottom line

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

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Location

CR2 6LF

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 6LF

🛡️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 6LF 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 · 2 min walk

KS2: 104.6

★★

Secondary

Harris Academy Purley

Good · Inspected Feb 2023 · 15 min walk

P8: +0.29A8: 47.9

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 26 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Croydon Fire Station · 763m

Crime is +10% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£4,409/m²
Price per ft²£410/ft²
Avg floor area56.1 m²

EPC breakdown

B
2%
C
23%
D
15%
E
1%

Based on 41 properties · Confidence: high

Street mix

Flat 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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£140,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

1998–2026 · CAGR

+5.5%

Total change

+346%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+0.00

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 57 sales

Property Type Mix

Total: 57 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£56k£88k+58%2.3
Post-dot-com plateau2001–2004£108k£156k+44.4%2.8
Pre-crash peak2005–2006£164k£161k-1.8%4
GFC & correction2009–2012£150k£185k+23.3%1.7
Help-to-Buy recovery2013–2015£174k£232k+33.4%4.7
Brexit uncertainty2017–2017£285k£285k+0%2
Pandemic surge2021–2021£260k£260k+0%1
Rate-rise correction2022–2023£225k£288k+27.8%2.5
Current market2024–2026£250k£250k+0%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
5.5%
District
5.1%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

South CroydonNational Rail
6 min walk
Church Street Tram StopTram
15 min walk
George Street Tram StopTram
15 min walk
Lloyd Park Tram StopTram
17 min walk
Wellesley Road Tram StopTram
17 min walk
12 bus routes · 10 stops within 400m · 52 buses/hr peak

38

Walkability score

54

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 park177m
Santander docks (800m)0
Nearest cycle dock6.3 km

Nearby car parks

🅿️
Spice's Yard
394m
🅿️
Wandle Road
776m

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: 13.8 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 10%
Less green space than 96% 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

HALING PARK MEDICAL PRACTICE

96 BRIGHTON ROAD, CR2 6AD

9 min walk

79%

Recommend GP

79%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

9

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

47

Restaurants (800m)

11

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketAbad Halal Supermarket · 1.2 km
1 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
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

Dobrogea251 m
Nisa Local255 m
Select Supermarket410 m
Bridge General Stores450 m

Nearby cafes

VapePit201 m
Cafe Tresor205 m
Cafe Apollonia208 m
Buongiorno Cafeteria243 m

Nearby restaurants

Chat House138 m
The Hunters179 m
Cote d'Azur212 m
Perfect Fried Chicken215 m

Nearby pubs

The Tree House261 m
Whelans281 m
Playground305 m
Sahara332 m

Nearby gyms

F45 Training917 m
Virgin Active1.1 km
Reformer Club by MyPT1.1 km
MYPT Therapy1.1 km

Nearby health

Croydon Orthodontic Practice408 m
Bluebird care777 m
Edridge Road Community Health Centre850 m
Whitgift Dental969 m
Food hygiene (5-star)50% of 146

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

89 AVONDALE MANAGEMENT LTD.
BANJO BUILDING SERVICES LTD
EODE CONSULTS LTD
KHIAVI CONSULTANCY LTD
LOLA GM LIMITED

+1 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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

46.8

Price growth score

C
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,375m
Crossrail 2 route9,807m

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)
11
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
5
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
2
Under construction
0
Completed (3yr)
63
Largest scheme
189 homes · Lennig House, 2, Lennig House, 2, Masons Avenue, Croydon, CR0
Pipeline pressure
LOW

Named schemes (500m)

Coombe Cross, Coombe Cross, South End, Lower Coombe Street, Croydon, CR0 1DL82 homes
completed
15-17, 15-17, BRIGHTON ROAD, CR262 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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Key facts for CR2 6LF

Full postcodeCR2 6LF
Postcode districtCR2
BoroughLondon Borough of Croydon
WardWaddon
Latitude51.363025
Longitude-0.100550
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