Waddon · Croydon · Croydon West constituency · 51.35869, -0.10609

CR2 6NF— Waddon, Croydon

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

The family fortress

 

Schools 100%Safety 81/100Transport 36/100Low yield 3.00%

Best for: Families

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

Liveability
58
Safety
81
Schools
90
Transport
36
Environment
81
Investment
36

Location

CR2 6NF

Key facts for CR2 6NF

Full postcodeCR2 6NF
Postcode districtCR2
BoroughLondon Borough of Croydon
WardWaddon
Latitude51.358690
Longitude-0.106087
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-52.3% vs London avg

Deep-dive guides for CR2 6NF

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How CR2 6NF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Aerodrome Primary Academy

Not yet inspected · 4 min walk

KS2: 107.8

★★

Secondary

Harris Academy Purley

Good · 8 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 · 25 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

31.0 incidents per 1,000 residents

Better than 78% of London
↑ Rising 80.9%

from a low base — still below London average

+100% vs borough

Crime by type

Violence & sexual offences33%
Other24%
Vehicle crime12%
Burglary11%
Anti-social behaviour8%
Drug offences7%
Theft4%
Robbery2%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

91

Road safety score

5

Accidents (5yr)

1

KSI (5yr)

Crime is 52% 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 area161.7 m²

EPC breakdown

C
1%
D
8%
E
2%

Based on 11 properties · Confidence: medium

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£404,250
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, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
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
13 min walk
🚃
Church Street Tram StopTram
21 min walk
🚃
Wandle Park Tram StopTram
21 min walk
🚃
George Street Tram StopTram
22 min walk
🚃
Reeves Corner Tram StopTram
23 min walk
🚌1 bus routes · 4 stops within 400m · 2 buses/hr peak

9

Walkability score

3

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

13

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park122m
Santander docks (800m)0
Nearest cycle dock7.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

83%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed433 Mbps
Median download420 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: 14.2 km away✗ Not Green Belt✗ Not AONB58% green spaceTree canopy: 10%
More green space than 98% of London

Nearest SSSI: Croham Hurst SSSI — 2.0 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

3 min walk

82%

Recommend GP

82%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

9

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.1 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Crown & Sceptre (657 m)

No restaurants within 800m — nearest: KFC (583 m)

Nearest supermarketBudgens · 1.1 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

1.2km

Post office

Nearby shops

Family Choice663 m
Baris International Food Centre672 m
Vesco Express765 m
Cake Designs by Jackie Brown776 m

Nearby cafes

Canary Cafe643 m
Costa729 m
Buongiorno Cafeteria768 m
Grao De Cafe773 m

Nearby restaurants

KFC583 m
Nando's591 m
McDonald's601 m
Morley's Fried Chicken665 m

Nearby pubs

The Crown & Sceptre657 m
Whelans808 m
The Tree House868 m
Playground915 m

Nearby gyms

Nuffield Health Fitness & Wellbeing710 m

Nearby health

Bluebird care653 m
Oak Tree Dental Practice895 m
Brighton Road Dental Care960 m
Blue Dental1.1 km
Food hygiene (5-star)80% of 20

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

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 score14/100
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

21.9

Price growth score

E
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,969m
Crossrail 2 route9,856m

Demographics

22 Apr

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

5.3%

Claimant rate

Inner cityMedium 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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
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
149
Under construction
0
Completed (3yr)
6
Largest scheme
149 homes · Wyvale Garden Centre, 89, Waddon Way, CR0 4HY
Pipeline pressure
HIGH

Named schemes (500m)

43, 43, HALING PARK ROAD, CR232 homes
completed
131-133, 131-133, HALING PARK ROAD, CR2 6NN12 homes
completed
92-94, 92-94, Warham Road, South Croydon, CR2 6LB10 homes
completed
3-5, 3-5, Waddon Way, Croydon, CR0 4UH9 homes
completed
Land at 55, Land at 55, Warham Road, South Croydon, CR2 6LH9 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
2,313
Constituency
Croydon South

Councillors

Rowenna Frances DavisLabour
Simon FoxConservative
Ellily PonnuthuraiLabour

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The bottom line

CR2 6NF offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — 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
stats199 Jun
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
bus frequency7 Jun
national rail1 May
rail services21 Apr
rental market2 Jun
claimant count18 Apr
water provider9 Jun
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