South Croydon · Croydon · Croydon West constituency · 51.36488, -0.08786

CR2 7EE— South Croydon, Croydon

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

The family fortress

 

Schools 100%Safety 76/100Transport 45/100Yield 4.35%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
60
Safety
76
Schools
100
Transport
45
Environment
91
Investment
66

The bottom line

CR2 7EE offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

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Location

CR2 7EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime-14.0% vs London avg

Deep-dive guides for CR2 7EE

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How CR2 7EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Park Hill Junior School

Outstanding · Inspected May 2023 · 8 min walk

KS2: 108.1

—

Secondary

Archbishop Tenison's CofE High School

Not yet inspected · 8 min walk

P8: -0.13A8: 46.8

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 19 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

55.9 incidents per 1,000 residents

Better than 58% of London
↑ Rising 147.6%

-14% vs borough

Crime by type

Violence & sexual offences33%
Other23%
Anti-social behaviour15%
Vehicle crime13%
Drug offences9%
Burglary6%
Theft1%
Robbery1%

Stop & search

1.6

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Croydon Fire Station · 1.3km

Crime is 14% below London average

Property

Prices, sales volume and market trends

Avg floor area74.7 m²

EPC breakdown

B
1%
C
22%
D
16%
E
3%

Based on 42 properties · Confidence: high

Street mix

Semi 8%Terraced 43%Detached 3%Flat 48%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£186,750
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)
Roof(another dwelling above)
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

+3.8%

Total change

+193%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.3%

per year

Acceleration

+12.01

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 40 sales

Property Type Mix

Total: 40 sales

Detached2.5%
Semi-detached7.5%
Terraced42.5%
Flat/maisonette47.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£75k£109k+45.3%1.2
Post-dot-com plateau2001–2004£180k£250k+38.5%2.8
Pre-crash peak2005–2007£88k£275k+212.5%2
GFC & correction2009–2011£153k£155k+1.3%1
Help-to-Buy recovery2014–2014£252k£252k+0%4
Brexit uncertainty2017–2018£342k£443k+29.7%1.5
Pandemic surge2020–2021£450k£343k-23.9%1.5
Rate-rise correction2022–2023£275k£230k-16.4%2.5
Current market2024–2024£220k£220k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Weakest performer

Terraced

-2% alpha

Flat/maisonette+1.6% α
Local
5.9%
District
4.3%
Terraced-2% α
Local
1.2%
District
3.2%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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

Nearby stations

South CroydonNational Rail
6 min walk
Lloyd Park Tram StopTram
6 min walk
East Croydon Tram StopTram
14 min walk
Lebanon Road Tram StopTram
15 min walk
George Street Tram StopTram
16 min walk
2 bus routes · 5 stops within 400m · 24 buses/hr peak

9

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★40 min
Victoria43 min ↑
Waterloo55 min ↑
Canary Wharf58 min ↑
City52 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 park326m
Santander docks (800m)0
Nearest cycle dock6.2 km

Nearby car parks

🅿️
Lloyd Park
525m
🅿️
Whitgift Sports Club
614m
🅿️
Spice's Yard
739m

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 waterLOW
Low
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: 13.7 km away✗ Not Green Belt✗ Not AONB79% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 1.5 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

BIRDHURST MEDICAL PRACTICE

1 BIRDHURST AVENUE, CR2 7DX

4 min walk

86%

Recommend GP

86%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

11

Care homes (1km)

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

24

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Croham Arms (614 m)

Nearest supermarketCooperative Food · 1.7 km
8 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)

2.0km

Post office

Nearby shops

Croham News532 m
Select Supermarket561 m
The Kiosk603 m
Nisa Local661 m

Nearby cafes

Water Tower Teas542 m
Lloyds Park Cafe584 m
La Spezia637 m
Euphoria Food657 m

Nearby restaurants

Heavenly Cuisine531 m
Coriander552 m
Peking Tasty645 m
Galitos646 m

Nearby pubs

The Croham Arms614 m
Whelans646 m
Playground766 m
The Crown & Sceptre864 m

Nearby gyms

South Croydon Sports Club221 m

Nearby health

Croydon Orthodontic Practice521 m
Whitgift Dental740 m
Friends' Road Medical860 m
Food hygiene (5-star)79% of 28

Business

Local businesses registered here

Active businesses
6
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

DAVID'S CHRISTIAN CHURCH INT'L LTD
JUST US GIRLS GLOBAL NETWORK LIMITED
LOVE, DATING & MARRIAGE LTD
OKKTOPUS LTD
P&K DESIGN PROPERTY LIMITED

+1 more

Investment

Investment grade, yield and market outlook

66

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

28.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,536m
Crossrail 2 route10,360m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,780 nationally

1,860

Est. population

11,145/km²

67%

Employed

50%

Degree educated

5.0%

Claimant rate

Inner cityHigh densityEstablished mixed

32

Community stability

Age profile

21%
27%
26%
15%
Under 1821%
18–3427%
35–4926%
50–6414%
65+12%

Tenure

15%
25%
49%
Own outright15%
Own (mortgage)25%
Private rent49%
Social rent10%
Shared ownership1%
Rent free0%

Ethnicity

36%
16%
17%
20%
White British36%
White Other16%
Asian17%
Black20%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine16%
No car household38%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent49%
Social rent10%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
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
0
Under construction
0
Completed (3yr)
17
Largest scheme
34 homes · 17-21, 17-21, NORMANTON ROAD, CR2
Pipeline pressure
NONE

Named schemes (500m)

OPPOSITE, 153-171, OPPOSITE, 153-171, COOMBE ROAD, CR033 homes
completed
14-18, 14-18, SOUTH PARK HILL ROAD, CR229 homes
completed
14-18, 14-18, SOUTH PARK HILL ROAD, CR2 7EW26 homes
completed
33-33A, 33-33A, BIRDHURST RISE, CR217 homes
completed
3 - 5, 3 - 5, Normanton Road, South Croydon, CR2 7AE14 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
14.4%
Ward turnout
38%
Election year
2022
MP
Sarah Jones (Labour)
MP majority
2,313
Constituency
Croydon South

Councillors

Maria GatlandConservative
Jason Stephen PerryConservative
Michael Anthony NealConservative

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Key facts for CR2 7EE

Full postcodeCR2 7EE
Postcode districtCR2
BoroughLondon Borough of Croydon
WardSouth Croydon
Latitude51.364877
Longitude-0.087861
Parliamentary constituencyCroydon West
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