Purley Oaks & Riddlesdown · Croydon · Croydon South constituency · 51.34659, -0.10462

CR2 6QA— Purley Oaks & Riddlesdown, Croydon

Location and area intelligence for CR2 6QA, Purley Oaks & Riddlesdown, Croydon

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 45/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
58
Safety
71
Schools
90
Transport
45
Environment
70
Investment
48

The bottom line

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

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Location

CR2 6QA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+15.7% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for CR2 6QA

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How CR2 6QA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Christ Church CofE Primary School (Purley)

Not yet inspected · 8 min walk

KS2: 103.8

★★

Secondary

Harris Academy Purley

Good · Inspected Feb 2023 · 10 min walk

P8: +0.29A8: 47.9

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.9 incidents per 1,000 residents

Higher crime than 66% of London
↑ Rising 232.5%

+34% vs borough

Crime by type

Other33%
Violence & sexual offences26%
Drug offences10%
Anti-social behaviour9%
Burglary9%
Robbery6%
Vehicle crime5%
Theft2%

Stop & search

2.6

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 · 2.5km

Crime is +34% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,079/m²
Price per ft²£472/ft²
Avg floor area89.7 m²

EPC breakdown

C
6%
D
12%

Based on 18 properties · Confidence: medium

Street mix

Semi 9%Terraced 87%Detached 4%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£224,250
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 DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7%

Total change

+667%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.6%

per year

Acceleration

-2.59

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 47 sales

Property Type Mix

Total: 47 sales

Detached4.3%
Semi-detached8.5%
Terraced87.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£131k+122%2
Post-dot-com plateau2001–2004£155k£244k+57.1%2.2
Pre-crash peak2005–2007£228k£245k+7.7%2.5
GFC & correction2011–2012£240k£275k+14.6%2
Help-to-Buy recovery2015–2016£375k£390k+4%2
Brexit uncertainty2018–2019£405k£393k-3.1%1.5
Pandemic surge2020–2021£435k£436k+0.3%3.5
Rate-rise correction2022–2022£450k£450k+0%1
Current market2025–2025£453k£453k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
6.6%
District
6.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

49out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing6
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Purley Oaks→ London Bridge· 2 tph
21 min

Nearby stations

Purley OaksNational Rail
5 min walk
Lloyd Park Tram StopTram
32 min walk
Church Street Tram StopTram
38 min walk
Wandle Park Tram StopTram
38 min walk
George Street Tram StopTram
38 min walk
No bus stops within 400m

7

Walkability score

10

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★41 min
Victoria53 min ↑
Waterloo56 min ↑
Canary Wharf59 min ↑
City55 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

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park242m
Santander docks (800m)0
Nearest cycle dock7.4 km

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: 15.6 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Riddlesdown SSSI — 2.6 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

PARKSIDE GROUP PRACTICE

27 WYCHE GROVE, CR2 6EX

8 min walk

79%

Recommend GP

79%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 976 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Purley Arms (681 m)

Nearest supermarketBudgens · 2.2 km
11 tennis courts2 sports halls

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)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Royal Convenience Store82 m
One Stop349 m
Purley Oaks Store450 m
Family Choice732 m

Nearby cafes

Costa196 m
The Little Coffee Shop745 m
Elly's Cafe782 m
Today's Cafe944 m

Nearby restaurants

Ozzies Charcoal428 m
Golden Bowl439 m
Toby Carvery455 m
Pizza Hut Delivery692 m

Nearby pubs

The Purley Arms681 m

Nearby gyms

Purley Bury Bowling Club888 m
Purley Bury Tennis Club949 m

Nearby pharmacies

Medipharmacy738 m

Nearby health

Blue Dental335 m
Brighton Road Dental Care617 m
Parkside Group Practice650 m
Oak Tree Dental Practice783 m
Food hygiene (5-star)58% of 24

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
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

GP-LOC HOLDINGS LIMITED
GP-LOC LIMITED
GP-LOC2 LTD
JHOS BROADCAST LTD

Investment

Investment grade, yield and market outlook

48

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

44.4

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,668m
Crossrail 2 route10,916m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,346 nationally

1,530

Est. population

6,160/km²

66%

Employed

43%

Degree educated

£48,600

Median income

7.0%

Claimant rate

Inner cityMedium densityEstablished mixed

45

Community stability

Age profile

29%
22%
22%
17%
Under 1829%
18–3422%
35–4922%
50–6417%
65+10%

Tenure

23%
36%
30%
Own outright23%
Own (mortgage)36%
Private rent30%
Social rent10%
Shared ownership2%

Ethnicity

42%
19%
19%
White British42%
White Other10%
Asian19%
Black19%
Mixed8%
Other2%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household25%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent30%
Social rent10%

vs. London

Income vs London+15.7%

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)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
4
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)
147
Largest scheme
79 homes · 443A Brighton Road South Croydon CR2 6EU, CR2 6EU
Pipeline pressure
NONE

Named schemes (500m)

443A Brighton Road South Croydon CR2 6EU, CR2 6EU79 homes
completed
75-135, 75-135, Kingsdown Avenue, South Croydon, CR2 6QL34 homes
completed
Cappella Court, Fifth Floor 725 Brighton Road Purley CR8 2PG22 homes
completed
795, 795, BRIGHTON ROAD, CR2 2BJ15 homes
completed
ADJACENT TO, 41, ADJACENT TO, 41, BIDDULPH ROAD, CR2 6QB15 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
28.3%
Ward turnout
39%
Election year
2022
MP
Chris Philp (Conservative)
MP majority
2,313
Constituency
Croydon South

Councillors

Alasdair Iain StewartConservative
Endri LlabutiConservative

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Key facts for CR2 6QA

Full postcodeCR2 6QA
Postcode districtCR2
BoroughLondon Borough of Croydon
WardPurley Oaks & Riddlesdown
Latitude51.346589
Longitude-0.104619
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