Selsdon & Addington Village · Croydon · Croydon East constituency · 51.35196, -0.04060

CR2 8JS— Selsdon & Addington Village, Croydon

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

 

Schools 50%Safety 70/100Transport 19/100Yield 4.35%

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
51
Safety
70
Schools
46
Transport
19
Environment
98
Investment
52

The bottom line

CR2 8JS 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 8JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+14.0% vs London avg
vs London crime+39.0% vs London avg

Deep-dive guides for CR2 8JS

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

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How CR2 8JS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

Forestdale Primary School

Not yet inspected · 4 min walk

KS2: 105.3

★

Secondary

The Quest Academy

Requires Improvement · Inspected Mar 2024 · 8 min walk

P8: -0.33A8: 44.3

50% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Tunstall Nursery School

Not inspected · 53 min walk

3 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Addington Fire Station · 1.2km

Crime is +39% above London average

Property

Prices, sales volume and market trends

Avg floor area112.3 m²

EPC breakdown

C
3%
D
6%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 100%

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£280,750
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, as built, no insulation (assumed)
RoofPitched, 270 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,009
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2023 · CAGR

+5.4%

Total change

+270%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.7%

per year

Acceleration

-1.61

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£128k£180k+40.6%1
Pre-crash peak2007–2007£335k£335k+0%1
GFC & correction2011–2011£270k£270k+0%1
Brexit uncertainty2017–2017£450k£450k+0%1
Pandemic surge2020–2020£465k£465k+0%1
Rate-rise correction2023–2023£473k£473k+0%1

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
4 min walk
Addington Village Tram StopTram
9 min walk
Fieldway Tram StopTram
14 min walk
Coombe Lane Tram StopTram
20 min walk
King Henry's Drive Tram StopTram
20 min walk
4 bus routes · 7 stops within 400m · 42 buses/hr peak

39

Walkability score

54

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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park191m
Santander docks (800m)0
Nearest cycle dock8.3 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

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

Nearest SSSI: Croham Hurst SSSI — 2.7 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

BROOM ROAD MEDICAL PRACTICE

23 BROOM ROAD, SHIRLEY, CR0 8NG

26 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospital · 2.9 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 208 m
1 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

197m

Post office

Nearby shops

Morrisons Daily197 m
Coughlans Bakery209 m

Nearby cafes

Fat Boyz Cafe148 m

Nearby restaurants

Capone's Pizza Parlour159 m
McDermotts Fish & Chips209 m
Cricketers' Inn836 m

Nearby pubs

Forestdale Arms140 m
The Forum608 m

Nearby gyms

Monk's Hill Sport Centre580 m

Nearby pharmacies

Goldmantle Pharmacy188 m
Food hygiene (5-star)64% of 22

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

DACEX LTD
WAYFINDER AI LTD

Investment

Investment grade, yield and market outlook

52

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 score18/100
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

26.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,692m
Crossrail 2 route13,874m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
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)
4
Largest scheme
61 homes · JOHN NEWNHAM SCHOOL, JOHN NEWNHAM SCHOOL, SELSDON PARK ROAD, CR2 8JJ
Pipeline pressure
NONE

Named schemes (500m)

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
2a, 2a, Crossways, South Croydon, CR2 8JL2 homes
completed
Stable Lodge, Stable Lodge, Gravel Hill, Croydon, CR0 5BB1 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 8JS

Full postcodeCR2 8JS
Postcode districtCR2
BoroughLondon Borough of Croydon
WardSelsdon & Addington Village
Latitude51.351956
Longitude-0.040604
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