Purley Oaks & Riddlesdown · Croydon · Croydon South constituency · 51.34676, -0.10659

CR2 6QH— Purley Oaks & Riddlesdown, Croydon

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

The family fortress

 

Schools 100%Safety 75/100Transport 39/100Yield 4.35%

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
75
Schools
90
Transport
39
Environment
84
Investment
54

The bottom line

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

Less suited to Car-free commuters.

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Location

CR2 6QH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.0% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for CR2 6QH

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How CR2 6QH 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 · 7 min walk

KS2: 103.8

★★

Secondary

Harris Academy Purley

Good · Inspected Feb 2023 · 9 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 · 10 min walk

3 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

60.2 incidents per 1,000 residents

Better than 54% of London
↑ Rising 390.9%

-7% vs borough

Crime by type

Violence & sexual offences31%
Other25%
Anti-social behaviour23%
Vehicle crime9%
Drug offences5%
Burglary5%
Theft1%
Robbery1%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Croydon Fire Station · 2.5km

Crime is 7% below London average

Property

Prices, sales volume and market trends

Avg floor area91.8 m²

EPC breakdown

C
7%
D
6%
E
3%
F
2%

Based on 18 properties · Confidence: medium

Street mix

Detached 31%Flat 69%

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£229,500
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
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

1995–2022 · CAGR

+6.8%

Total change

+489%

Market Activity

Price Velocity & Acceleration

Current Velocity

-42.7%

per year

Acceleration

-132.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 34 sales

Property Type Mix

Total: 34 sales

Detached32.4%
Flat/maisonette67.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£87k+62.6%1.8
Post-dot-com plateau2002–2004£168k£148k-11.8%1.5
Pre-crash peak2006–2007£355k£272k-23.5%1.5
GFC & correction2008–2011£357k£169k-52.8%2.3
Help-to-Buy recovery2013–2016£370k£266k-28.2%1.3
Brexit uncertainty2018–2019£290k£294k+1.4%1.5
Pandemic surge2020–2021£290k£550k+89.7%1
Rate-rise correction2022–2022£315k£315k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
7.4%
District
6.9%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Purley OaksNational Rail
7 min walk
Lloyd Park Tram StopTram
33 min walk
Wandle Park Tram StopTram
38 min walk
Church Street 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park275m
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 riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.6 km away✗ Not Green Belt✗ Not AONB55% green spaceTree canopy: 10%
More green space than 97% of London

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

9 min walk

79%

Recommend GP

79%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 896 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

41

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Purley Arms (759 m)

Nearest supermarketBudgens · 2.1 km
1 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)

1.1km

Post office

Nearby shops

Royal Convenience Store216 m
One Stop440 m
Purley Oaks Store585 m
Star Food & Wine807 m

Nearby cafes

Costa202 m
The Little Coffee Shop845 m
Elly's Cafe849 m

Nearby restaurants

Ozzies Charcoal513 m
Golden Bowl523 m
Toby Carvery548 m
Pizza Hut Delivery764 m

Nearby pubs

The Purley Arms759 m

Nearby gyms

Purley Bury Bowling Club930 m
Purley Bury Tennis Club991 m

Nearby pharmacies

Hobbs Pharmacy902 m

Nearby health

Blue Dental427 m
Brighton Road Dental Care692 m
Parkside Group Practice742 m
Oak Tree Dental Practice855 m
Food hygiene (5-star)63% of 19

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

ALMAIDA LTD
ELLE ZAHRA BEAUTY LIMITED
ELLE ZAHRA LTD
ELLE ZAHRA PROPERTIES LIMITED
H&K - RS CONSTRUCTION LTD

+3 more

Investment

Investment grade, yield and market outlook

54

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

33.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,769m
Crossrail 2 route10,812m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,627 nationally

1,793

Est. population

4,672/km²

63%

Employed

42%

Degree educated

£43,700

Median income

5.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

50

Community stability

Age profile

24%
19%
23%
19%
16%
Under 1824%
18–3419%
35–4923%
50–6419%
65+16%

Tenure

29%
36%
22%
Own outright29%
Own (mortgage)36%
Private rent22%
Social rent10%
Shared ownership2%

Ethnicity

42%
25%
14%
White British42%
White Other11%
Asian25%
Black14%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine14%
No car household21%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent22%
Social rent10%

vs. London

Income vs London+4.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
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)
146
Largest scheme
79 homes · 443A Brighton Road South Croydon CR2 6EU, CR2 6EU
Pipeline pressure
NONE

Named schemes (500m)

126-132 Pampisford Road Purley CR8 2NH66 homes
completed
75-135, 75-135, Kingsdown Avenue, South Croydon, CR2 6QL34 homes
completed
HALING MANOR HIGH SCHOOL, HALING MANOR HIGH SCHOOL, PAMPISFORD ROAD, CR223 homes
completed
Cappella Court, Fifth Floor 725 Brighton Road Purley CR8 2PG22 homes
completed
101-103, 101-103, PAMPISFORD ROAD, CR219 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 6QH

Full postcodeCR2 6QH
Postcode districtCR2
BoroughLondon Borough of Croydon
WardPurley Oaks & Riddlesdown
Latitude51.346764
Longitude-0.106593
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