Selsdon & Addington Village · Croydon · Croydon South constituency · 51.34605, -0.06396

CR2 8DQ— Selsdon & Addington Village, Croydon

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

London's quiet achiever

 

Schools 0%Safety 79/100Transport 19/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
61
Safety
79
Schools
16
Transport
19
Environment
98
Investment
41

The bottom line

CR2 8DQ 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.

Check your dealbreakers

Toggle the things that matter to you — see how CR2 8DQ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how CR2 8DQ meets your needs.

Location

CR2 8DQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for CR2 8DQ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare CR2 8DQ with:

Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

Share:WhatsAppShare on X

How CR2 8DQ 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 · 7 min walk

KS2: 102.3

★

Secondary

The Quest Academy

Requires Improvement · Inspected Mar 2024 · 14 min walk

P8: -0.33A8: 44.3

0% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Tunstall Nursery School

Not inspected · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.6 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

+18% vs borough

Crime by type

Other32%
Violence & sexual offences22%
Anti-social behaviour19%
Vehicle crime10%
Robbery7%
Drug offences4%
Burglary4%
Theft2%

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 · 4.4km

Crime is +18% above London average

Property

1 May

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£5,109/m²
Price per ft²£475/ft²
Avg floor area107.7 m²

EPC breakdown

C
2%
D
4%

Based on 6 properties · Confidence: low

Street mix

Semi 91%Terraced 9%

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£269,250
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, 150 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

1995–2024 · CAGR

+5.8%

Total change

+408%

Market Activity

Price Velocity & Acceleration

Current Velocity

+63.0%

per year

Acceleration

+84.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached90.9%
Terraced9.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£95k£152k+60.8%1
Post-dot-com plateau2001–2004£185k£250k+35.1%1
Pre-crash peak2007–2007£362k£362k+0%1
GFC & correction2012–2012£309k£309k+0%1
Help-to-Buy recovery2016–2016£532k£532k+0%1
Brexit uncertainty2018–2018£375k£375k+0%1
Pandemic surge2021–2021£294k£294k+0%1
Current market2024–2024£480k£480k+0%2

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 Velocity0
Sales Volume75
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
19 min walk
Gravel Hill Tram StopTram
22 min walk
SandersteadNational Rail
26 min walk
Lloyd Park Tram StopTram
29 min walk
Addington Village Tram StopTram
31 min walk
7 bus routes · 8 stops within 400m · 30 buses/hr peak

27

Walkability score

21

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 park379m
Santander docks (800m)0
Nearest cycle dock8.0 km

Nearby car parks

🅿️
Selsdon Park Hotel
716m
🅿️
Selsdon Park Hotel
776m

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: 16.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 1.3 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

FARLEY ROAD MEDICAL PRACTICE

53 FARLEY ROAD, CR2 7NG

2 min walk

92%

Recommend GP

92%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 3.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

18

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

18

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 1.9 km
15 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

314m

Post office

Nearby shops

Selsdon All in One263 m
Selsdon Food And Wine298 m
Tudor Library314 m
Heathfield Newsagents811 m

Nearby cafes

Selsdon Cafe259 m
milano259 m
Load Of Waffle263 m
Costa292 m

Nearby restaurants

Las Fuentes257 m
Selsdon Spice259 m
Village Fish & Chips260 m
El Patio262 m

Nearby pubs

The Golden Ark Micropub288 m
The Sir Julian Huxley309 m

Nearby gyms

PROJECT365.281 m
Croydon High Sports Club647 m

Nearby pharmacies

Day Lewis Pharmacy320 m

Nearby health

Queenhill Medical Practice147 m
Selsdon Smiles293 m
Food hygiene (5-star)67% of 33

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

BARNMEAD MEWS (BECKENHAM) MANAGEMENT LIMITED

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 score20/100
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

45.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,398m
Crossrail 2 route12,970m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,924 nationally

1,645

Est. population

6,107/km²

57%

Employed

37%

Degree educated

£45,900

Median income

4.6%

Claimant rate

SuburbanMedium densityOwner occupiers / families

58

Community stability

Age profile

24%
16%
19%
20%
21%
Under 1824%
18–3416%
35–4919%
50–6420%
65+21%

Tenure

42%
38%
15%
Own outright42%
Own (mortgage)38%
Private rent15%
Social rent5%
Shared ownership0%

Ethnicity

53%
20%
White British53%
White Other6%
Asian20%
Black11%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine14%
No car household18%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent15%
Social rent5%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
7
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)
28
Largest scheme
37 homes · 73-81, 73-81, Addington Road, South Croydon, CR2 8RD
Pipeline pressure
NONE

Named schemes (500m)

Vehicle Repair Workshop and Premises, Vehicle Repair Workshop and Premises, Garages rear of 156 to 180, Addington Road, South Croydon, CR2 8LB9 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
202, 202, Addington Road, South Croydon, CR2 8LD3 homes
completed
222C, 222C, Addington Road, South Croydon, CR2 8LD3 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

Live in CR2 8DQ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for CR2 8DQ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

Similar postcodes

Frequently asked questions

📍 Track CR2 8DQ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for CR2 8DQ

Full postcodeCR2 8DQ
Postcode districtCR2
BoroughLondon Borough of Croydon
WardSelsdon & Addington Village
Latitude51.346049
Longitude-0.063960
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