Waddon · Croydon · Croydon West constituency · 51.36505, -0.10453

CR2 6LT— Waddon, Croydon

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

The family fortress

 

Schools 100%Safety 74/100Transport 44/100Yield 5.14%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
62
Safety
74
Schools
90
Transport
44
Environment
74
Investment
61

The bottom line

CR2 6LT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £292,000 median — a strong choice for Families.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how CR2 6LT scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how CR2 6LT meets your needs.

Location

CR2 6LT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-43.8% vs London avg
vs London crime+10.0% vs London avg

Deep-dive guides for CR2 6LT

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare CR2 6LT with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe💰 Value Find

“The family fortress”

Share:WhatsAppShare on X

How CR2 6LT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Krishna Avanti Primary School

Not yet inspected · 4 min walk

KS2: 110.9

★★

Secondary

Harris Academy Purley

Good · Inspected Feb 2023 · 17 min walk

P8: +0.29A8: 47.9

100% of local schools rated Good or Outstanding · based on 21 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Croydon Fire Station · 461m

Crime is +10% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£292,000

Median sale price

Bottom 25% — 44% below London median

£292,000 is 44% below the London median (£520,000)

-42.6%

This year

Flat

Dominant type

Price history

5-year change
+2.5%
Sales (24 months)7
New build0.0%
Avg terraced£383,500
Avg flat£283,000
Price per m²£3,706/m²
Price per ft²£344/ft²
Avg floor area76.6 m²

EPC breakdown

C
10%
D
24%
E
11%
F
1%
G
1%

Based on 47 properties · Confidence: high

Street mix

Terraced 17%Detached 3%Flat 81%

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£2,100
First-time buyerFTB
£0
Additional propertyBTL/2nd
£10,860

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

£1,461/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£191,500
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)
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

1997–2026 · CAGR

+3.5%

Total change

+171%

Market Activity

Price Velocity & Acceleration

Current Velocity

-48.9%

per year

Acceleration

-57.80

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £75k–£100k · 73 sales

Property Type Mix

Total: 73 sales

Detached2.7%
Terraced17.8%
Flat/maisonette79.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£60k£118k+96.7%2.8
Post-dot-com plateau2001–2004£102k£160k+56.1%4.5
Pre-crash peak2005–2007£125k£192k+54.6%4.3
GFC & correction2008–2012£210k£170k-19%1.3
Help-to-Buy recovery2013–2016£178k£318k+78.7%1.8
Brexit uncertainty2018–2018£215k£215k+0%1
Pandemic surge2020–2021£245k£285k+16.3%4
Rate-rise correction2022–2023£435k£255k-41.4%1.5
Current market2024–2026£292k£163k-44.3%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
5.5%
District
5.4%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing3
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

Nearby stations

South CroydonNational Rail
10 min walk
Church Street Tram StopTram
12 min walk
George Street Tram StopTram
13 min walk
Wandle Park Tram StopTram
14 min walk
Reeves Corner Tram StopTram
14 min walk
6 bus routes · 7 stops within 400m · 1 buses/hr peak

28

Walkability score

44

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

21

Car parks (800m)

2

EV chargers (800m)

Nearest car park162m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
Spice's Yard
458m
🅿️
Wandle Road
556m
🅿️
Wandle Road· yes
630m

Connectivity

Broadband and mobile coverage

100%

Full fibre

88%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed452 Mbps
Median download430 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 waterLOW
Low
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: 13.5 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 10%
More green space than 77% of London

Nearest SSSI: Croham Hurst SSSI — 2.2 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

CGL CROYDON SMS

LANTERN HALL, 190 CHURCH RD, CR0 1SE

7 min walk

6

GPs within 1km

5

Dentists within 1km

8

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

41

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Tree House (363 m)

Nearest supermarketAbad Halal Supermarket · 972 m
2 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

Bridge General Stores280 m
Dobrogea570 m
Nisa Local577 m
Select Supermarket745 m

Nearby cafes

Le Bon Cafe405 m
Cafe Havana410 m
Crystal Rocks Cafe417 m
Cafe Apollonia420 m

Nearby restaurants

Morley's279 m
Wok Experience317 m
Southbridge Charcoal Grill332 m
Enish365 m

Nearby pubs

The Tree House363 m
Sahara378 m
The Surrey Cricketers385 m
Scream Lounge395 m

Nearby gyms

F45 Training745 m
Virgin Active910 m
PureGym985 m
Reformer Club by MyPT995 m

Nearby pharmacies

Superdrug1.1 km

Nearby health

Croydon Orthodontic Practice724 m
Edridge Road Community Health Centre736 m
Food hygiene (5-star)50% of 113

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

26 BRAMLEY HILL MANAGEMENT COMPANY LIMITED
ALTA FOCUS LTD
CALLUM DONALDSON AUDIO LTD
COREALIGN HR LTD
DF GROUNDWORKS&LANDSCAPING LTD

+2 more

Investment

Investment grade, yield and market outlook

61

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
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months2

Rental market

High

Demand

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

48.4

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,469m
Crossrail 2 route9,450m

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

Price vs London-43.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
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)
39
Largest scheme
189 homes · Lennig House, 2, Lennig House, 2, Masons Avenue, Croydon, CR0
Pipeline pressure
NONE

Named schemes (500m)

34, 34, The Waldrons, CR0 4HB65 homes
completed
23-31, 23-31, Lower Coombe Sreet, St. Andrews Road, Croydon, CR0 1AA52 homes
completed
32-34, 32-34, WARHAM ROAD, CR2 6LA34 homes
completed
38, 38, BRAMLEY HILL, CR2 6NR17 homes
completed
11-13, 11-13, NOTTINGHAM ROAD, CR216 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£292,000)

£2,100

Standard buyer

£0

First-time buyer

Save £2,100

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in CR2 6LT? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for CR2 6LT.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

What else could £292k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track CR2 6LT

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for CR2 6LT

Full postcodeCR2 6LT
Postcode districtCR2
BoroughLondon Borough of Croydon
WardWaddon
Latitude51.365049
Longitude-0.104532
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