Selsdon & Addington Village · Croydon · Croydon South constituency · 51.35172, -0.06978

CR2 7NP— Selsdon & Addington Village, Croydon

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

The family fortress

 

Schools 100%Safety 78/100Transport 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
58
Safety
78
Schools
90
Transport
17
Environment
98
Investment
43

The bottom line

CR2 7NP 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 7NP

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-35.0% vs London avg

Deep-dive guides for CR2 7NP

🛡️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 7NP 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 · 14 min walk

KS2: 102.3

★★

Secondary

Coombe Wood School

Good · Inspected Jan 2023 · 17 min walk

P8: +0.41A8: 51.2

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 39 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.4 incidents per 1,000 residents

Better than 69% of London
↑ Rising 177.3%

from a low base — still below London average

-35% vs borough

Crime by type

Violence & sexual offences34%
Other21%
Vehicle crime16%
Burglary13%
Anti-social behaviour10%
Drug offences2%
Theft2%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 3.8km

Crime is 35% 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£4,744/m²
Price per ft²£441/ft²
Avg floor area161 m²

EPC breakdown

C
1%
D
5%
E
1%

Based on 7 properties · Confidence: low

Street mix

Semi 77%Detached 24%

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£402,500
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)
RoofPitched, 100 mm loft insulation
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

1995–2026 · CAGR

+5.7%

Total change

+462%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.7%

per year

Acceleration

-38.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 17 sales

Property Type Mix

Total: 17 sales

Detached23.5%
Semi-detached76.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£118k£180k+53.2%1.2
Post-dot-com plateau2003–2003£276k£276k+0%1
Pre-crash peak2005–2006£345k£334k-3.3%1.5
GFC & correction2008–2011£320k£383k+19.5%1
Help-to-Buy recovery2014–2015£590k£633k+7.3%1
Brexit uncertainty2018–2018£615k£615k+0%1
Current market2025–2026£765k£660k-13.7%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+2.3% alpha

Semi-detached+2.3% α
Local
13.7%
District
11.4%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
14 min walk
Lloyd Park Tram StopTram
20 min walk
SandersteadNational Rail
21 min walk
Gravel Hill Tram StopTram
24 min walk
Addington Village Tram StopTram
33 min walk
2 bus routes · 2 stops within 400m · 24 buses/hr peak

3

Walkability score

6

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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock7.5 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 riskMEDIUM
7.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 0.7 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

9 min walk

92%

Recommend GP

92%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 3.4 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

13

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Coombe Lodge (1.2 km)

No restaurants within 800m — nearest: Selsdon Spice (1.0 km)

Nearest supermarketCo-op Food · 2.2 km
5 tennis courts

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)

1.0km

Post office

Nearby shops

Heathfield Newsagents669 m
Selsdon All in One1.0 km

Nearby cafes

The Coach House1.2 km

Nearby restaurants

Selsdon Spice1.0 km
Village Fish & Chips1.0 km
Ellie's Kebab Ye Fish and Chips1.0 km
Coombe Wood House1.2 km

Nearby pubs

Coombe Lodge1.2 km

Nearby gyms

PROJECT365.1.0 km

Nearby health

Queenhill Medical Practice761 m
Food hygiene (5-star)100% of 3

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

DK2N MEDIA LTD
GRAY TECH OFFICIAL LIMITED
YOGADOO LIMITED

Investment

Investment grade, yield and market outlook

43

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 months2

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

17/100

Velocity score

Future outlook

46.5

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,361m
Crossrail 2 route12,255m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,521 nationally

1,440

Est. population

1,549/km²

57%

Employed

48%

Degree educated

£45,900

Median income

1.8%

Claimant rate

SuburbanLow densityOwner occupiers / families

65

Community stability

Age profile

25%
17%
23%
23%
Under 1825%
18–3412%
35–4917%
50–6423%
65+23%

Tenure

48%
44%
Own outright48%
Own (mortgage)44%
Private rent7%
Social rent0%

Ethnicity

48%
27%
White British48%
White Other9%
Asian27%
Black9%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine11%
No car household7%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent7%
Social rent0%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
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)
13
Largest scheme
9 homes · 6 - 8 The Gallop South Croydon CR2 7LP
Pipeline pressure
NONE

Named schemes (500m)

55, Crest Road, CR2 7JR4 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 7NP

Full postcodeCR2 7NP
Postcode districtCR2
BoroughLondon Borough of Croydon
WardSelsdon & Addington Village
Latitude51.351721
Longitude-0.069782
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