Selsdon & Addington Village · Croydon · Croydon East constituency · 51.34895, -0.04903

CR2 8HJ— Selsdon & Addington Village, Croydon

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

London's quiet achiever

 

Schools 50%Safety 82/100Transport 23/100Low yield 3.00%

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
47
Safety
82
Schools
53
Transport
23
Environment
75
Investment
41

Location

CR2 8HJ

Key facts for CR2 8HJ

Full postcodeCR2 8HJ
Postcode districtCR2
BoroughLondon Borough of Croydon
WardSelsdon & Addington Village
Latitude51.348949
Longitude-0.049032
Parliamentary constituencyCroydon East
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
GoodNeutralRisk: Low

London Benchmarks

vs London income-5.7% vs London avg
vs London crime-68.7% vs London avg

Deep-dive guides for CR2 8HJ

🛡️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 8HJ 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 · 5 min walk

KS2: 102.1

★

Secondary

The Quest Academy

Requires Improvement · 3 min walk

P8: -0.33A8: 44.3

50% of local schools rated Good or Outstanding

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

5 Jun

Crime rates and local incidents

LOW CRIME

20.4 incidents per 1,000 residents

Better than 86% of London
↑ Rising 50.0%

from a low base — still below London average

+31% vs borough

Crime by type

Violence & sexual offences55%
Other18%
Burglary12%
Anti-social behaviour9%
Robbery3%
Vehicle crime3%
Drug offences0%
Theft0%

Stop & search

1.9

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

Crime is 69% below London average

Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

Avg floor area81.8 m²

EPC breakdown

C
4%
D
2%

Based on 6 properties · Confidence: low

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£204,500
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, 300 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialLow

Transport

1 May

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
🚂
Sanderstead

Nearby stations

🚃
Gravel Hill Tram StopTram
9 min walk
🚃
Addington Village Tram StopTram
17 min walk
🚃
Coombe Lane Tram StopTram
18 min walk
🚃
Fieldway Tram StopTram
22 min walk
🚃
King Henry's Drive Tram StopTram
26 min walk
🚌1 bus routes · 10 stops within 400m · 26 buses/hr peak

23

Walkability score

42

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★53 min
Victoria62 min ↑
Waterloo63 min ↑
Canary Wharf67 min ↑
City67 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park339m
Santander docks (800m)0
Nearest cycle dock9.0 km

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

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 18.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 92% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskMEDIUM
7.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.0 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 10%
More green space than 92% of London

Nearest SSSI: Croham Hurst SSSI — 2.2 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

16 min walk

94%

Recommend GP

94%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest 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

32

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Forum (551 m)

Nearest supermarketCo-op Food · 787 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

767m

Post office

Nearby shops

Morrisons Daily768 m

Nearby cafes

Fat Boyz Cafe811 m

Nearby pubs

The Forum551 m
Forestdale Arms731 m

Nearby gyms

Monk's Hill Sport Centre269 m

Nearby pharmacies

Goldmantle Pharmacy762 m
Food hygiene (5-star)63% of 8

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

BMV CONCEPT LTD.

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
3.00% (average)London avg: 3.8%Below average yield — bottom 62%
Gentrification score13/100
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

10.9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,364m
Crossrail 2 route13,586m

Demographics

22 Apr

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

5.5%

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
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
69%
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)
1
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
FARLEIGH VIEW, FARLEIGH VIEW, SELSDON PARK ROAD, CR215 homes
completed
1-11, 1-11, FREELANDS AVENUE, CR211 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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The bottom line

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

The catch: 53 min to london bridge — above average for this zone.

Less suited to Families.

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Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

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Data freshness

When each data source was last updated

83%

Confidence score

10/12

Pillars populated

High reliability
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
stats199 Jun
streets18 Apr
planning1 Jun
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rental market2 Jun
claimant count18 Apr
water provider9 Jun
companies house18 Apr
housing pipeline18 Apr
population density18 Apr

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