Selsdon & Addington Village · Croydon · Croydon East constituency · 51.35009, -0.04458

CR2 8HE— Selsdon & Addington Village, Croydon

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

One of London's quieter, safer enclaves

 

Schools 50%Safety 81/100Transport 12/100Yield 4.35%

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
43
Safety
81
Schools
53
Transport
12
Environment
69
Investment
54

The bottom line

CR2 8HE offers low crime and fast broadband — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 60 min to london bridge — above average for this zone.

Less suited to Families.

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Location

CR2 8HE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.7% vs London avg
vs London crime-54.0% vs London avg

Deep-dive guides for CR2 8HE

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

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Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

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How CR2 8HE 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 · 3 min walk

KS2: 102.1

★

Secondary

The Quest Academy

Requires Improvement · Inspected Mar 2024 · 5 min walk

P8: -0.33A8: 44.3

50% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Tunstall Nursery School

Not inspected · 52 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

29.6 incidents per 1,000 residents

Better than 79% of London
↑ Rising 336.4%

from a low base — still below London average

-54% vs borough

Crime by type

Violence & sexual offences48%
Other21%
Burglary10%
Anti-social behaviour8%
Vehicle crime6%
Drug offences2%
Theft2%
Robbery2%

Stop & search

1.9

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 54% below London average

Property

Prices, sales volume and market trends

Avg floor area113.7 m²

EPC breakdown

C
1%
D
5%

Based on 6 properties · Confidence: low

Street mix

Semi 94%Terraced 6%

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 yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£284,250
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2020 · CAGR

+6.4%

Total change

+345%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.1%

per year

Acceleration

+17.16

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached94.4%
Terraced5.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£94k£137k+46.5%1.2
Post-dot-com plateau2001–2004£180k£231k+28.1%1.2
Pre-crash peak2006–2006£250k£250k+0%1
Help-to-Buy recovery2014–2015£345k£460k+33.3%1
Brexit uncertainty2019–2019£400k£400k+0%2
Pandemic surge2020–2020£417k£417k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.8% alpha

Semi-detached-0.8% α
Local
5.6%
District
6.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
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
6 min walk
Addington Village Tram StopTram
13 min walk
Fieldway Tram StopTram
18 min walk
Coombe Lane Tram StopTram
19 min walk
King Henry's Drive Tram StopTram
22 min walk
2 bus routes · 9 stops within 400m · 9 buses/hr peak

28

Walkability score

59

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★60 min
Victoria62 min ↑
Waterloo73 min ↑
Canary Wharf77 min ↑
City72 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park326m
Santander docks (800m)0
Nearest cycle dock8.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

93%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed473 Mbps
Median download439 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: 16.0 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 10%
Less green space than 78% of London

Nearest SSSI: Croham Hurst SSSI — 2.5 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

20 min walk

94%

Recommend GP

94%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospital · 3.2 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Forestdale Arms (396 m)

Nearest supermarketCo-op Food · 455 m
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)

435m

Post office

Nearby shops

Morrisons Daily437 m
Coughlans Bakery475 m

Nearby cafes

Fat Boyz Cafe476 m

Nearby restaurants

McDermotts Fish & Chips461 m
Capone's Pizza Parlour493 m

Nearby pubs

Forestdale Arms396 m
The Forum428 m

Nearby gyms

Monk's Hill Sport Centre332 m

Nearby pharmacies

Goldmantle Pharmacy430 m
Food hygiene (5-star)73% of 22

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

AFAR PROPERTIES LONDON LTD
EHAAN LTD
QUANTARA CLINICAL RESEARCH GROUP LTD

Investment

Investment grade, yield and market outlook

54

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 score14/100
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

10.1

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,037m
Crossrail 2 route13,764m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,274 nationally

1,621

Est. population

3,402/km²

65%

Employed

32%

Degree educated

£39,600

Median income

4.9%

Claimant rate

SuburbanMedium densityMixed

48

Community stability

Age profile

22%
23%
21%
20%
13%
Under 1823%
18–3423%
35–4921%
50–6421%
65+13%

Tenure

22%
37%
23%
17%
Own outright22%
Own (mortgage)37%
Private rent23%
Social rent17%
Shared ownership1%
Rent free0%

Ethnicity

53%
19%
White British53%
White Other8%
Asian10%
Black19%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine23%
No car household22%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent23%
Social rent17%

vs. London

Income vs London-5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
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)
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

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Key facts for CR2 8HE

Full postcodeCR2 8HE
Postcode districtCR2
BoroughLondon Borough of Croydon
WardSelsdon & Addington Village
Latitude51.350089
Longitude-0.044575
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