Selsdon & Addington Village · Croydon · Croydon South constituency · 51.35489, -0.06418

CR2 7LT— Selsdon & Addington Village, Croydon

Location and area intelligence for CR2 7LT, Selsdon & Addington Village, Croydon

The family fortress

 

Schools 100%Safety 80/100Transport 17/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
80
Schools
90
Transport
17
Environment
85
Investment
41

The bottom line

CR2 7LT offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 50 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR2 7LT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.3% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for CR2 7LT

🛡️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 7LT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Selsdon Primary and Nursery School

Not yet inspected · Inspected Mar 2025 · 13 min walk

KS2: 102.3

★★

Secondary

Coombe Wood School

Good · Inspected Jan 2023 · 15 min walk

P8: +0.41A8: 51.2

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

32.8 incidents per 1,000 residents

Better than 77% of London
↑ Rising 960.0%

from a low base — still below London average

-50% vs borough

Crime by type

Violence & sexual offences23%
Anti-social behaviour21%
Other21%
Vehicle crime21%
Burglary13%
Robbery2%
Drug offences0%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 3.4km

Crime is 50% below 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£6,179/m²
Price per ft²£574/ft²
Avg floor area105.7 m²

EPC breakdown

D
7%
E
4%

Based on 11 properties · Confidence: medium

Street mix

Semi 46%Detached 55%

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£264,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,546
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5.8%

Total change

+414%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.6%

per year

Acceleration

+17.82

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 22 sales

Property Type Mix

Total: 22 sales

Detached54.5%
Semi-detached45.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£127k£197k+54.7%2.7
Post-dot-com plateau2001–2003£349k£350k+0.3%1
Pre-crash peak2005–2005£313k£313k+0%1
GFC & correction2011–2011£363k£363k+0%1
Help-to-Buy recovery2013–2013£475k£475k+0%1
Brexit uncertainty2017–2018£483k£540k+11.8%1
Pandemic surge2020–2021£625k£546k-12.7%1.5
Rate-rise correction2023–2023£550k£550k+0%1
Current market2025–2025£653k£653k+0%2

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+6% alpha

Detached+6% α
Local
11.7%
District
5.7%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Sanderstead

Nearby stations

Coombe Lane Tram StopTram
8 min walk
Gravel Hill Tram StopTram
18 min walk
Lloyd Park Tram StopTram
19 min walk
SandersteadNational Rail
27 min walk
Addington Village Tram StopTram
27 min walk
No bus stops within 400m

5

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★50 min
Victoria53 min ↑
Waterloo64 min ↑
Canary Wharf67 min ↑
City64 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park484m
Santander docks (800m)0
Nearest cycle dock7.4 km

Nearby car parks

🅿️
Heathfield Car Park· no
484m

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
7.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.1 km away✗ Not Green Belt✗ Not AONB58% green spaceTree canopy: 10%
More green space than 98% of London

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

FARLEY ROAD MEDICAL PRACTICE

53 FARLEY ROAD, CR2 7NG

13 min walk

92%

Recommend GP

92%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalShirley Oaks Hospital · 3.1 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Coombe Lodge (988 m)

No restaurants within 800m — nearest: Coombe Wood House (836 m)

Nearest supermarketCo-op Food · 1.9 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)

1.2km

Post office

Nearby shops

Heathfield Newsagents338 m
Tudor Library1.2 km

Nearby cafes

The Coach House881 m
Load Of Waffle1.2 km
milano1.2 km
Selsdon Cafe1.2 km

Nearby restaurants

Coombe Wood House836 m
Royal Garden Restaurant876 m
Royal Tandoori Selsdon1.2 km
Las Fuentes1.2 km

Nearby pubs

Coombe Lodge988 m

Nearby health

Queenhill Medical Practice1.1 km
Food hygiene (5-star)50% of 2

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ISA PROPERTY MANAGEMENT LTD

Investment

Investment grade, yield and market outlook

41

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

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

46.7

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,839m
Crossrail 2 route12,345m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,004 nationally

1,617

Est. population

2,044/km²

60%

Employed

40%

Degree educated

£45,900

Median income

2.2%

Claimant rate

SuburbanLow densityOwner occupiers / families

64

Community stability

Age profile

21%
14%
20%
23%
21%
Under 1821%
18–3414%
35–4920%
50–6423%
65+21%

Tenure

46%
44%
Own outright46%
Own (mortgage)44%
Private rent9%
Social rent1%
Shared ownership0%

Ethnicity

57%
17%
White British57%
White Other9%
Asian17%
Black9%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine12%
No car household11%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent9%
Social rent1%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
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)
17
Largest scheme
9 homes · 6 - 8 The Gallop South Croydon CR2 7LP
Pipeline pressure
NONE

Named schemes (500m)

6 - 8 The Gallop South Croydon CR2 7LP9 homes
completed
148, 148, Ballards Way, Croydon, CR0 5RG8 homes
completed
55, Crest Road, CR2 7JR4 homes
completed
46, The Gallop, CR2 7LP2 homes
completed
46, The Gallop, CR2 7LP2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
29.4%
Ward turnout
42%
Election year
2022
MP
Chris Philp (Conservative)
MP majority
6,825
Constituency
Croydon East

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Key facts for CR2 7LT

Full postcodeCR2 7LT
Postcode districtCR2
BoroughLondon Borough of Croydon
WardSelsdon & Addington Village
Latitude51.354893
Longitude-0.064176
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