Selsdon & Addington Village · Croydon · Croydon South constituency · 51.35133, -0.05901

CR2 7RD— Selsdon & Addington Village, Croydon

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

London's quiet achiever

 

Schools 50%Safety 80/100Transport 11/100Yield 4.35%

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
54
Safety
80
Schools
46
Transport
11
Environment
87
Investment
51

The bottom line

CR2 7RD offers low crime, fast broadband and a green environment — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 61 min to london bridge — above average for this zone.

Less suited to Families.

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Location

CR2 7RD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: GoodInvestment 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 7RD

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How CR2 7RD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

Selsdon Primary and Nursery School

Not yet inspected · Inspected Mar 2025 · 7 min walk

KS2: 102.3

★

Secondary

The Quest Academy

Requires Improvement · Inspected Mar 2024 · 8 min walk

P8: -0.33A8: 44.3

50% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Tunstall Nursery School

Not inspected · 44 min walk

2 primaries · 1 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 · 3.8km

Crime is 50% below London average

Property

Prices, sales volume and market trends

Avg floor area88.1 m²

EPC breakdown

C
4%
D
8%
E
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 93%Terraced 7%

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£220,250
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, filled cavity
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,546
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2020 · CAGR

+6.1%

Total change

+339%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.6%

per year

Acceleration

+1.13

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 28 sales

Property Type Mix

Total: 28 sales

Semi-detached92.9%
Terraced7.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£99k£156k+57.1%1.5
Post-dot-com plateau2001–2003£234k£263k+12.4%1.7
Pre-crash peak2006–2007£273k£380k+39.4%1
GFC & correction2008–2012£363k£284k-21.7%1.7
Help-to-Buy recovery2014–2016£480k£443k-7.8%1.5
Brexit uncertainty2017–2019£498k£420k-15.6%2
Pandemic surge2020–2020£435k£435k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.3% alpha

Semi-detached+0.3% α
Local
7.2%
District
6.9%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position75

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
12 min walk
Gravel Hill Tram StopTram
15 min walk
Addington Village Tram StopTram
24 min walk
Lloyd Park Tram StopTram
26 min walk
Fieldway Tram StopTram
30 min walk
No bus stops within 400m

9

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★61 min
Victoria62 min ↑
Waterloo74 min ↑
Canary Wharf77 min ↑
City73 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 park667m
Santander docks (800m)0
Nearest cycle dock7.8 km

Nearby car parks

🅿️
Heathfield Car Park· no
667m

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
4% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.6 km away✗ Not Green Belt✗ Not AONB65% 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: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

10 min walk

92%

Recommend GP

92%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

Nearest hospitalShirley Oaks Hospital · 3.4 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Golden Ark Micropub (834 m)

Nearest supermarketCo-op Food · 1.5 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)

737m

Post office

Nearby shops

Heathfield Newsagents209 m
Tudor Library737 m
Selsdon Food And Wine769 m
Selsdon All in One837 m

Nearby cafes

Load Of Waffle792 m
milano811 m
Selsdon Cafe819 m
Costa864 m

Nearby restaurants

Royal Tandoori Selsdon733 m
Domino's745 m
Kavi Cafe760 m
Chicago's Pizza788 m

Nearby pubs

The Golden Ark Micropub834 m
The Sir Julian Huxley910 m

Nearby gyms

Monk's Hill Sport Centre706 m
PROJECT365.892 m

Nearby pharmacies

Day Lewis Pharmacy928 m

Nearby health

Queenhill Medical Practice814 m
Selsdon Smiles868 m
Food hygiene (5-star)56% of 16

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

GANG RELATED LTD
PASSION FOR DETAIL LTD
RAVEN REFURBISHMENTS LTD
SILVA TAPAS LIMITED

Investment

Investment grade, yield and market outlook

51

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

32.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,776m
Crossrail 2 route12,871m

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)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
2
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
16 homes · Highways House, Highways House, Addington Road, CR2 8LE
Pipeline pressure
NONE

Named schemes (500m)

46, The Gallop, CR2 7LP2 homes
completed
46, The Gallop, CR2 7LP2 homes
completed
Garages at Rear of 99 - 177, Garages at Rear of 99 - 177, Tedder Road, South Croydon, CR2 8AR2 homes
completed
Garages Rear of 87 - 105, Garages Rear of 87 - 105, Broadcoombe, South croydon, CR2 8HR2 homes
completed
Adj to 119, Adj to 119, Tedder Road, South Croydon, CR2 8AR1 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 7RD

Full postcodeCR2 7RD
Postcode districtCR2
BoroughLondon Borough of Croydon
WardSelsdon & Addington Village
Latitude51.351327
Longitude-0.059013
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