South Croydon · Croydon · Croydon South constituency · 51.35524, -0.09063

CR2 7AA— South Croydon, Croydon

Location and area intelligence for CR2 7AA, South Croydon, Croydon

The family fortress

 

Schools 100%Safety 81/100Transport 41/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
81
Schools
60
Transport
41
Environment
82
Investment
45

The bottom line

CR2 7AA 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 7AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+15.5% vs London avg
vs London crime-59.0% vs London avg

Deep-dive guides for CR2 7AA

🛡️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 7AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Peter's Primary School

Not yet inspected · 3 min walk

KS2: 108.2

—

Secondary

Archbishop Tenison's CofE High School

Not yet inspected · 21 min walk

P8: -0.13A8: 46.8

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

26.8 incidents per 1,000 residents

Better than 81% of London
↑ Rising 4100.0%

from a low base — still below London average

-59% vs borough

Crime by type

Other24%
Violence & sexual offences24%
Anti-social behaviour19%
Vehicle crime19%
Burglary14%
Drug offences0%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Croydon Fire Station · 1.9km

Crime is 59% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,420/m²
Price per ft²£504/ft²
Avg floor area103.9 m²

EPC breakdown

B
9%
C
1%
D
10%
E
3%
F
2%

Based on 25 properties · Confidence: medium

Street mix

Semi 63%Terraced 11%Detached 16%Flat 11%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£259,750
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)
RoofAverage thermal transmittance 0.12 W/m²K
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,009
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.1%

Total change

+933%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.2%

per year

Acceleration

+33.87

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 19 sales

Property Type Mix

Total: 19 sales

Detached15.8%
Semi-detached63.2%
Terraced10.5%
Flat/maisonette10.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£55k£75k+36.4%1
Post-dot-com plateau2001–2003£162k£240k+48.1%1
Pre-crash peak2005–2006£265k£287k+8.3%2
GFC & correction2011–2012£305k£335k+9.8%1
Help-to-Buy recovery2014–2014£350k£350k+0%2
Brexit uncertainty2019–2019£640k£640k+0%1
Pandemic surge2020–2020£525k£525k+0%1
Rate-rise correction2022–2023£1.06m£690k-35.1%1.5
Current market2024–2025£520k£568k+9.2%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1% alpha

Semi-detached-1% α
Local
2.3%
District
3.3%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Sanderstead→ Victoria· 7 tph
27 min

Nearby stations

SandersteadNational Rail
10 min walk
Lloyd Park Tram StopTram
15 min walk
George Street Tram StopTram
27 min walk
East Croydon Tram StopTram
27 min walk
Coombe Lane Tram StopTram
28 min walk
2 bus routes · 4 stops within 400m · 20 buses/hr peak

13

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★37 min
Victoria46 min ↑
Waterloo53 min ↑
Canary Wharf55 min ↑
City49 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 park620m
Santander docks (800m)0
Nearest cycle dock6.9 km

Nearby car parks

🅿️
Whitgift Sports Club
620m
🅿️
Sanderstead Station Parking
734m

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 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: 14.7 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 10%
More green space than 95% of London

Nearest SSSI: Croham Hurst SSSI — 0.8 km

Energy

Solar: 850 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 yield850.3 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HALING PARK MEDICAL PRACTICE

96 BRIGHTON ROAD, CR2 6AD

7 min walk

79%

Recommend GP

79%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.3 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

15

Parks (1km)

3

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Crown & Sceptre (633 m)

Nearest supermarketAbad Halal Supermarket · 2.2 km
3 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)

985m

Post office

Nearby shops

Baris International Food Centre486 m
Family Choice490 m
Cake Designs by Jackie Brown496 m
Coughlans Bakery497 m

Nearby cafes

Grao De Cafe495 m
Canary Cafe501 m
Today's Cafe508 m
Elly's Cafe630 m

Nearby restaurants

Morley's Fried Chicken489 m
Rehoboth493 m
SP Charcoal Grill502 m
Amera Rani576 m

Nearby pubs

The Crown & Sceptre633 m
The Purley Arms701 m
The Croham Arms860 m
Whelans937 m

Nearby gyms

St. Paul's Lawn Tennis & Croquet Club259 m
South Croydon Sports Club898 m

Nearby pharmacies

Medipharmacy823 m
Day Lewis Pharmacy1.0 km

Nearby health

Bluebird care495 m
Oak Tree Dental Practice615 m
Parkside Group Practice720 m
Brighton Road Dental Care769 m
Food hygiene (5-star)67% of 39

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

BLUE SPARROW LTD
FITZGIBBONS & COMPANY LIMITED
HEIDLEIGH PROPERTY SERVICES LIMITED
ONKAR SOLUTION LIMITED
SAVED BY GRACE VENTURES LIMITED

+4 more

Investment

Investment grade, yield and market outlook

45

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,316m
Crossrail 2 route10,900m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,044 nationally

1,569

Est. population

5,070/km²

65%

Employed

57%

Degree educated

£48,500

Median income

2.5%

Claimant rate

Inner cityMedium densityYoung professionals

59

Community stability

Age profile

24%
16%
22%
21%
17%
Under 1824%
18–3416%
35–4922%
50–6421%
65+17%

Tenure

41%
42%
14%
Own outright41%
Own (mortgage)42%
Private rent14%
Social rent3%
Shared ownership1%

Ethnicity

58%
17%
White British58%
White Other9%
Asian17%
Black9%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine10%
No car household14%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent14%
Social rent3%

vs. London

Income vs London+15.5%

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
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
0
Under construction
0
Completed (3yr)
9
Largest scheme
34 homes · 17-21, 17-21, NORMANTON ROAD, CR2
Pipeline pressure
NONE

Named schemes (500m)

Normanton Park Hotel, 34-36, Normanton Park Hotel, 34-36, Normanton Road, South Croydon, CR2 7AR29 homes
completed
4a,4-6 & R/O 8, 4a,4-6 & R/O 8, Harwood Road, South Croydon, CR2 7AL25 homes
completed
28, 28, Normanton Road, South Croydon, CR2 7AR20 homes
completed
ADJACENT, 74, ADJACENT, 74, CRUNDEN ROAD, CR2 6HD15 homes
completed
40-42, 40-42, Normanton Road, South Croydon, CR2 7AR13 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 7AA

Full postcodeCR2 7AA
Postcode districtCR2
BoroughLondon Borough of Croydon
WardSouth Croydon
Latitude51.355237
Longitude-0.090632
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