Selsdon & Addington Village · Croydon · Croydon East constituency · 51.35157, -0.04533

CR2 8EQ— Selsdon & Addington Village, Croydon

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

London's quiet achiever

 

Schools 50%Safety 70/100Transport 19/100Yield 3.98%

Best for: Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
51
Safety
70
Schools
53
Transport
19
Environment
98
Investment
42

The bottom line

CR2 8EQ offers low crime, fast broadband and a green environment at £376,750 median — 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 8EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-27.5% vs London avg
vs London income+14.0% vs London avg
vs London crime+39.0% vs London avg

Deep-dive guides for CR2 8EQ

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

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Postcode Personality

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“London's quiet achiever”

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How CR2 8EQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

53

Education score

Fair for families
★ Top school within 1km
★★

Primary

Quest Primary School

Good · Inspected Feb 2023 · 1 min walk

KS2: 102.1

★

Secondary

The Quest Academy

Requires Improvement · Inspected Mar 2024 · 4 min walk

P8: -0.33A8: 44.3

50% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Tunstall Nursery School

Not inspected · 51 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

90.5 incidents per 1,000 residents

Higher crime than 68% of London
↑ Rising 590.5%

+39% vs borough

Crime by type

Other39%
Violence & sexual offences23%
Anti-social behaviour17%
Drug offences8%
Vehicle crime8%
Burglary2%
Robbery1%
Theft1%

Stop & search

6.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Addington Fire Station · 1.5km

Crime is +39% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£376,750

Median sale price

28% below London median

£376,750 is 28% below the London median (£520,000)

-22.1%

This year

Terraced

Dominant type

Price history

5-year change
+7.0%
Sales (24 months)6
New build0.0%
Avg semi-detached£385,000
Avg terraced£370,000
Price per m²£2,990/m²
Price per ft²£278/ft²
Avg floor area133.9 m²

EPC breakdown

B
2%
C
23%
D
32%
E
1%

Based on 58 properties · Confidence: high

Street mix

Semi 18%Terraced 61%Detached 21%

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

Stamp duty

Standard buyer£6,338
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,640

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

7.9×

Price-to-income

£1,885/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£334,750
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (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

1995–2025 · CAGR

+5.3%

Total change

+369%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.3%

per year

Acceleration

+60.01

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £300k–£350k · 145 sales

Property Type Mix

Total: 145 sales

Detached20.7%
Semi-detached17.9%
Terraced61.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£127k+57.6%7
Post-dot-com plateau2001–2004£175k£183k+4.4%7
Pre-crash peak2005–2007£180k£211k+17.2%4
GFC & correction2009–2012£210k£204k-2.9%1.5
Help-to-Buy recovery2013–2016£216k£260k+20.4%6.5
Brexit uncertainty2017–2019£409k£320k-21.7%4
Pandemic surge2020–2021£335k£352k+5.1%3
Rate-rise correction2022–2023£386k£378k-2.2%2.5
Current market2024–2025£281k£377k+34.3%4

Price Trajectory by Type

DetachedSemi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Weakest performer

Semi-detached

-0.7% alpha

Terraced+0.6% α
Local
6.8%
District
6.2%
Detached-0.3% α
Local
6.6%
District
6.9%
Semi-detached-0.7% α
Local
5.4%
District
6.1%

CAGR over 30yr 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 Velocity0
Sales Volume75
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
West Wickham

Nearby stations

Gravel Hill Tram StopTram
5 min walk
Addington Village Tram StopTram
13 min walk
Coombe Lane Tram StopTram
17 min walk
Fieldway Tram StopTram
18 min walk
King Henry's Drive Tram StopTram
23 min walk
2 bus routes · 6 stops within 400m · 9 buses/hr peak

24

Walkability score

37

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★48 min
Victoria57 min ↑
Waterloo64 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park204m
Santander docks (800m)0
Nearest cycle dock8.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

82%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed429 Mbps
Median download418 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: 12.0 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: 15.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 2.4 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

21 min walk

94%

Recommend GP

94%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospital · 3.0 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

42

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Forestdale Arms (435 m)

Nearest supermarketCo-op Food · 505 m
2 tennis courts2 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

0

Libraries (1km)

0

Cinemas (2km)

487m

Post office

Nearby shops

Morrisons Daily488 m
Coughlans Bakery517 m

Nearby cafes

Fat Boyz Cafe480 m

Nearby restaurants

Capone's Pizza Parlour491 m
McDermotts Fish & Chips509 m

Nearby pubs

Forestdale Arms435 m
The Forum600 m

Nearby gyms

Monk's Hill Sport Centre248 m

Nearby pharmacies

Goldmantle Pharmacy480 m
Food hygiene (5-star)77% of 17

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

ANNIE AMOUR LIMITED
B P FLOORING LTD
DATA WEB SECURITY LTD
GLL HEALTHCARE LIMITED
HEALTH CLARITY UK LIMITED

+3 more

Investment

Investment grade, yield and market outlook

42

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
4.0% (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 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

54

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,985m
Crossrail 2 route13,627m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,931 nationally

1,603

Est. population

654/km²

57%

Employed

46%

Degree educated

£47,900

Median income

2.4%

Claimant rate

SuburbanLow densityOwner occupiers / families

61

Community stability

Age profile

19%
17%
17%
23%
25%
Under 1819%
18–3417%
35–4917%
50–6423%
65+25%

Tenure

49%
38%
Own outright49%
Own (mortgage)38%
Private rent12%
Social rent1%
Shared ownership0%

Ethnicity

52%
22%
White British52%
White Other6%
Asian22%
Black11%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine11%
No car household11%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent12%
Social rent1%

vs. London

Income vs London+14.0%
Price vs London-27.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (3 years)
1
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)
0
Largest scheme
61 homes · JOHN NEWNHAM SCHOOL, JOHN NEWNHAM SCHOOL, SELSDON PARK ROAD, CR2 8JJ
Pipeline pressure
NONE

Named schemes (500m)

JOHN NEWNHAM SCHOOL, JOHN NEWNHAM SCHOOL, SELSDON PARK ROAD, CR2 8JJ61 homes
completed
PART OF FORMER JOHN NEWNHAM SCHOOL, NOW KNOWN AS, PART OF FORMER JOHN NEWNHAM SCHOOL, NOW KNOWN AS, SELSDON PARK ROAD, LOMOND GARDENS, CR2 8JJ19 homes
completed
FARLEIGH VIEW, FARLEIGH VIEW, SELSDON PARK ROAD, CR215 homes
completed
36, 36, Selsdon Park Road, CR2 8JD9 homes
completed
20, 20, Farnborough Avenue, Monks Hill, CR2 8HF2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£376,750)

£6,338

Standard buyer

£0

First-time buyer

Save £6,338

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for CR2 8EQ

Full postcodeCR2 8EQ
Postcode districtCR2
BoroughLondon Borough of Croydon
WardSelsdon & Addington Village
Latitude51.351568
Longitude-0.045331
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