Selsdon & Addington Village · Croydon · Croydon East constituency · 51.34170, -0.06598

CR2 8AY— Selsdon & Addington Village, Croydon

Location and area intelligence for CR2 8AY, Selsdon & Addington Village, Croydon

London's quiet achiever

 

Bottom 25% LondonSchools 0%Safety 84/100Transport 19/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
70
Safety
84
Schools
16
Transport
19
Environment
92
Investment
39

The bottom line

CR2 8AY offers low crime, fast broadband and a green environment — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 48 min to london bridge — above average for this zone.

Less suited to Families.

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Location

CR2 8AY

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+2.4% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for CR2 8AY

🛡️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 8AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

16

Education score

Poor for families
—

Primary

Selsdon Primary and Nursery School

Not yet inspected · Inspected Mar 2025 · 11 min walk

KS2: 102.3

★

Secondary

The Quest Academy

Requires Improvement · Inspected Mar 2024 · 19 min walk

P8: -0.33A8: 44.3

0% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Tunstall Nursery School

Not inspected · 54 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.3 incidents per 1,000 residents

Better than 66% of London
→ Stable

-30% vs borough

Crime by type

Other35%
Violence & sexual offences25%
Anti-social behaviour17%
Burglary10%
Vehicle crime8%
Drug offences5%
Theft0%
Robbery0%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Addington Fire Station · 3.2km

Crime is 30% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£9,219/m²
Price per ft²£856/ft²
Avg floor area62.8 m²

EPC breakdown

B
37%

Based on 37 properties · Confidence: high

Street mix

Detached 2%Flat 93%Other 5%

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 yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£157,000
Rebuild cost per m²£2,500/m²

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

Construction era2018
WallsAverage thermal transmittance 0.23 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band FAnnual charge £3,009
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2024 · CAGR

+-5.3%

Total change

-32%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.9%

per year

Acceleration

-73.73

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 40 sales

Property Type Mix

Total: 40 sales

Detached2.5%
Flat/maisonette97.5%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2019£756k£482k-36.2%3
Pandemic surge2020–2021£476k£559k+17.5%3.5
Rate-rise correction2022–2023£255k£468k+83.7%12.5
Current market2024–2024£515k£515k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Flat/maisonette+1.4% α
Local
1.3%
District
-0.1%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

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
26 min walk
SandersteadNational Rail
26 min walk
Gravel Hill Tram StopTram
27 min walk
Lloyd Park Tram StopTram
34 min walk
Addington Village Tram StopTram
35 min walk
6 bus routes · 9 stops within 400m · 24 buses/hr peak

14

Walkability score

9

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★48 min
Victoria50 min ↑
Waterloo62 min ↑
Canary Wharf65 min ↑
City62 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park173m
Santander docks (800m)0
Nearest cycle dock8.2 km

Nearby car parks

🅿️
Selsdon Park Hotel
317m
🅿️
Selsdon Park Hotel
387m

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: 16.5 km away✗ Not Green Belt✗ Not AONB80% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 1.5 km

Energy

Solar: 852 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 yield852.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SELSDON PARK MEDICAL PRACTICE

97 ADDINGTON ROAD, CR2 8LG

2 min walk

94%

Recommend GP

94%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 3.4 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

18

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

18

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Sir Julian Huxley (312 m)

Nearest supermarketCo-op Food · 2.2 km
15 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

538m

Post office

Nearby shops

Selsdon All in One381 m
Selsdon Food And Wine492 m
Tudor Library537 m

Nearby cafes

Costa368 m
Selsdon Cafe401 m
milano412 m
Load Of Waffle439 m

Nearby restaurants

Wa Yang Yang333 m
Fireaway Pizza345 m
Dawat Express356 m
The Real Pizza Company373 m

Nearby pubs

The Sir Julian Huxley312 m
The Golden Ark Micropub404 m

Nearby gyms

PROJECT365.315 m
Croydon High Sports Club331 m

Nearby pharmacies

Day Lewis Pharmacy294 m

Nearby health

Selsdon Smiles362 m
Queenhill Medical Practice407 m
Food hygiene (5-star)67% of 33

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

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

4/100

Velocity score

Future outlook

52.7

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,793m
Crossrail 2 route13,183m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,529 nationally

1,324

Est. population

1,554/km²

53%

Employed

41%

Degree educated

£43,000

Median income

2.3%

Claimant rate

SuburbanLow densityOwner occupiers / families

66

Community stability

Age profile

18%
18%
19%
35%
Under 1818%
18–3410%
35–4918%
50–6419%
65+35%

Tenure

57%
36%
Own outright57%
Own (mortgage)36%
Private rent5%
Social rent2%
Shared ownership0%

Ethnicity

71%
14%
White British71%
White Other5%
Asian14%
Black4%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine11%
No car household10%
Unemployed2%
No qualifications15%

Housing tenure (Census 2021)

Private rent5%
Social rent2%

vs. London

Income vs London+2.4%

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)
12
Largest scheme
37 homes · 73-81, 73-81, Addington Road, South Croydon, CR2 8RD
Pipeline pressure
NONE

Named schemes (500m)

73-81, 73-81, Addington Road, South Croydon, CR2 8RD37 homes
completed
55,57,57a & 57b, 55,57,57a & 57b, Addington Road, Sanderstead, CR2 8RD23 homes
completed
59, 59, Addington Road, South Croydon, CR2 8RD7 homes
completed
R/O 129, R/O 129, Addington Road, South Croydon, CR2 8LH6 homes
completed
Rear Of 129-131, Rear Of 129-131, Addington Road, South Croydon, CR2 8LH4 homes
completed

Politics

Local councillors and MP

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

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Key facts for CR2 8AY

Full postcodeCR2 8AY
Postcode districtCR2
BoroughLondon Borough of Croydon
WardSelsdon & Addington Village
Latitude51.341703
Longitude-0.065981
Parliamentary constituencyCroydon East
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