South Croydon · Croydon · Croydon South constituency · 51.36213, -0.09634

CR2 6PB— South Croydon, Croydon

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

High-connectivity investment target

 

Schools 100%Safety 65/100Transport 61/100Yield 4.35%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
65
Safety
65
Schools
90
Transport
61
Environment
68
Investment
68

The bottom line

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

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Location

CR2 6PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+15.5% vs London avg
vs London crime+96.0% vs London avg

Deep-dive guides for CR2 6PB

🛡️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 6PB 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 · 4 min walk

KS2: 107.5

★★

Secondary

Harris Academy Purley

Good · Inspected Feb 2023 · 16 min walk

P8: +0.29A8: 47.9

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 25 min walk

6 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

93

Road safety score

7

Accidents (5yr)

3

Serious within 200m

MEDIUM pedestrian risk4 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Croydon Fire Station · 1.0km

Crime is +96% above London average

Property

Prices, sales volume and market trends

Avg floor area65.4 m²

EPC breakdown

B
7%
C
4%
D
8%
E
2%
F
1%
G
2%

Based on 24 properties · Confidence: medium

Street mix

Terraced 53%Detached 3%Flat 37%Other 7%

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£163,500
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.8%

Total change

+572%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.0%

per year

Acceleration

-44.47

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 28 sales

Property Type Mix

Total: 28 sales

Detached3.6%
Terraced57.1%
Flat/maisonette39.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£60k£80k+34.4%2
Post-dot-com plateau2001–2002£131k£163k+24.9%1
Pre-crash peak2006–2006£246k£246k+0%1
GFC & correction2008–2011£200k£208k+4%1
Help-to-Buy recovery2013–2016£248k£161k-35%1.7
Brexit uncertainty2018–2018£318k£318k+0%1
Pandemic surge2021–2021£390k£390k+0%7
Rate-rise correction2022–2023£350k£460k+31.4%1
Current market2024–2024£400k£400k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+12.7% alpha

Weakest performer

Terraced

+0.8% alpha

Flat/maisonette+12.7% α
Local
16.3%
District
3.6%
Terraced+0.8% α
Local
8.2%
District
7.4%

CAGR over 6yr 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
Trend Position40

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
3 min walk
Lloyd Park Tram StopTram
14 min walk
George Street Tram StopTram
17 min walk
Church Street Tram StopTram
18 min walk
East Croydon Tram StopTram
18 min walk
9 bus routes · 10 stops within 400m · 72 buses/hr peak

39

Walkability score

86

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★32 min
Victoria41 min ↑
Waterloo48 min ↑
Canary Wharf50 min ↑
City44 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

11

Car parks (800m)

1

EV chargers (800m)

Nearest car park212m
Santander docks (800m)0
Nearest cycle dock6.4 km

Nearby car parks

🅿️
Spice's Yard
478m

Connectivity

Broadband and mobile coverage

100%

Full fibre

56%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed324 Mbps
Median download332 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: 13.9 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 10%
Less green space than 97% of London

Nearest SSSI: Croham Hurst SSSI — 1.6 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

BIRDHURST MEDICAL PRACTICE

1 BIRDHURST AVENUE, CR2 7DX

5 min walk

86%

Recommend GP

86%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

8

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.7 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

44

Restaurants (800m)

11

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

5

Convenience

Nearest supermarketAbad Halal Supermarket · 1.3 km
3 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)

1.8km

Post office

Nearby shops

Select Supermarket110 m
Nisa Local110 m
Dobrogea118 m
Croham News151 m

Nearby cafes

La Spezia31 m
Euphoria Food63 m
Buongiorno Cafeteria83 m
A & N Brothers Cafe101 m

Nearby restaurants

Little Bay2 m
Peking Tasty32 m
Galitos35 m
The Jalalis53 m

Nearby pubs

The Croham Arms51 m
Whelans76 m
The Crown & Sceptre299 m
The Tree House404 m

Nearby gyms

South Croydon Sports Club660 m
F45 Training1.1 km
St. Paul's Lawn Tennis & Croquet Club1.1 km
Reformer Club by MyPT1.2 km

Nearby health

Croydon Orthodontic Practice147 m
Bluebird care654 m
Edridge Road Community Health Centre955 m
Whitgift Dental955 m
Food hygiene (5-star)53% of 137

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

ESTHERY FUN CHILDMINDING LIMITED
PERPET'UAL UNIVERSAL LIMITED
ROCHELLES MAINTENANCE LTD
STAG COURT RTM COMPANY LIMITED

Investment

Investment grade, yield and market outlook

68

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

40.3

Price growth score

D
Low

Development pressure

High

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,194m
Crossrail 2 route10,094m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
3
Development activity
low
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)
58
Largest scheme
189 homes · Lennig House, 2, Lennig House, 2, Masons Avenue, Croydon, CR0
Pipeline pressure
LOW

Named schemes (500m)

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
44-46, 44-46, BRIGHTON ROAD, CR2 6AA30 homes
completed
19, 19, Bartlett Street, CR2 6TB30 homes
completed
FORMER GRAHAMS SITE, 138-148, FORMER GRAHAMS SITE, 138-148, SOUTHBRIDGE ROAD, DERING ROAD (22 & 25A), CR029 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

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Key facts for CR2 6PB

Full postcodeCR2 6PB
Postcode districtCR2
BoroughLondon Borough of Croydon
WardSouth Croydon
Latitude51.362129
Longitude-0.096335
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