South Croydon · Croydon · Croydon South constituency · 51.35874, -0.09214

CR2 7DS— South Croydon, Croydon

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

The practical family move

 

Schools 100%Safety 74/100Transport 46/100Yield 5.56%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
74
Schools
60
Transport
46
Environment
70
Investment
58

The bottom line

CR2 7DS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £270,000 median — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

CR2 7DS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-48.1% vs London avg
vs London income+15.5% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for CR2 7DS

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

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“The practical family move”

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How CR2 7DS 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 · 17 min walk

P8: -0.13A8: 46.8

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.8 incidents per 1,000 residents

Higher crime than 52% of London
↑ Rising 330.0%

+4% vs borough

Crime by type

Other29%
Violence & sexual offences26%
Anti-social behaviour23%
Vehicle crime9%
Drug offences6%
Burglary3%
Theft2%
Robbery1%

Stop & search

0.5

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 · 1.5km

Crime is +4% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£270,000

Median sale price

Bottom 25% — 48% below London median

£270,000 is 48% below the London median (£520,000)

+11.1%

This year

Flat

Dominant type

Price history

5-year change
-8.3%
Sales (24 months)7
New build0.0%
Avg flat£270,000
Price per m²£5,389/m²
Price per ft²£501/ft²
Avg floor area50.9 m²

EPC breakdown

B
2%
C
38%
D
11%

Based on 51 properties · Confidence: high

Street mix

Flat 100%

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

Stamp duty

Standard buyer£1,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£9,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

5.6×

Price-to-income

£1,351/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£127,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.3%

Total change

+373%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.9%

per year

Acceleration

+6.22

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 102 sales

Property Type Mix

Total: 102 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£83k+47.3%5
Post-dot-com plateau2001–2004£119k£149k+24.8%6.2
Pre-crash peak2005–2007£166k£193k+16.8%3
GFC & correction2008–2012£153k£175k+14.4%1.2
Help-to-Buy recovery2013–2016£170k£268k+57.6%3.2
Brexit uncertainty2017–2018£300k£268k-10.8%2
Pandemic surge2020–2020£300k£300k+0%1
Rate-rise correction2022–2023£254k£261k+2.8%3
Current market2024–2025£255k£265k+3.9%4.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
5.3%
District
5.4%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

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
6 min walk
Lloyd Park Tram StopTram
13 min walk
George Street Tram StopTram
22 min walk
East Croydon Tram StopTram
22 min walk
Church Street Tram StopTram
23 min walk
4 bus routes · 4 stops within 400m · 52 buses/hr peak

20

Walkability score

21

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

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park497m
Santander docks (800m)0
Nearest cycle dock6.6 km

Nearby car parks

🅿️
Whitgift Sports Club
497m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed492 Mbps
Median download447 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 waterLOW
Low
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 95% of London
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskMEDIUM
4% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.3 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 1.1 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

6 min walk

79%

Recommend GP

79%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

11

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

14

Parks (1km)

14

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Crown & Sceptre (329 m)

Nearest supermarketAbad Halal Supermarket · 1.8 km
3 tennis courts1 swimming pools2 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)

1

Cinemas (2km)

1.4km

Post office

Nearby shops

Vesco Express246 m
Croham News407 m
Select Supermarket436 m
Family Choice478 m

Nearby cafes

Canary Cafe450 m
La Spezia486 m
Euphoria Food537 m
Buongiorno Cafeteria560 m

Nearby restaurants

Heavenly Cuisine424 m
Coriander432 m
Little Bay475 m
Morley's Fried Chicken481 m

Nearby pubs

The Crown & Sceptre329 m
The Croham Arms466 m
Whelans546 m
The Tree House879 m

Nearby gyms

South Croydon Sports Club593 m
St. Paul's Lawn Tennis & Croquet Club647 m

Nearby pharmacies

Medipharmacy1.2 km

Nearby health

Bluebird care463 m
Croydon Orthodontic Practice501 m
Oak Tree Dental Practice825 m
Parkside Group Practice983 m
Food hygiene (5-star)59% of 73

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

BBR ELECTRICAL LTD
FORTMOX GROUP LTD
SK PLUMB LTD
XCENTRIC LIMITED

Investment

Investment grade, yield and market outlook

58

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
5.6% (good)London avg: 3.8%Strong yield — top 14% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

High

Demand

Low

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

55.8

Price growth score

C
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,175m
Crossrail 2 route10,562m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,819 nationally

1,903

Est. population

9,339/km²

72%

Employed

51%

Degree educated

£48,500

Median income

5.4%

Claimant rate

Inner cityHigh densityEstablished mixed

34

Community stability

Age profile

21%
27%
29%
16%
Under 1821%
18–3427%
35–4929%
50–6416%
65+8%

Tenure

13%
28%
43%
Own outright13%
Own (mortgage)28%
Private rent43%
Social rent13%
Shared ownership2%
Rent free0%

Ethnicity

40%
20%
17%
White British40%
White Other20%
Asian12%
Black17%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine17%
No car household38%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent43%
Social rent13%

vs. London

Income vs London+15.5%
Price vs London-48.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
8
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)
24
Largest scheme
62 homes · 15-17, 15-17, BRIGHTON ROAD, CR2
Pipeline pressure
LOW

Named schemes (500m)

17-21, 17-21, NORMANTON ROAD, CR234 homes
completed
4-10, 4-10, NORMANTON ROAD, CR2 7AR34 homes
completed
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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£270,000)

£1,000

Standard buyer

£0

First-time buyer

Save £1,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for CR2 7DS

Full postcodeCR2 7DS
Postcode districtCR2
BoroughLondon Borough of Croydon
WardSouth Croydon
Latitude51.358742
Longitude-0.092138
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