Selsdon & Addington Village · Croydon · Croydon South constituency · 51.34787, -0.05587

CR2 8LT— Selsdon & Addington Village, Croydon

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

London's quiet achiever

 

Schools 50%Safety 80/100Transport 15/100Low yield 2.59%

Best for: Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
59
Safety
80
Schools
46
Transport
15
Environment
83
Investment
35

The bottom line

CR2 8LT offers low crime, fast broadband and a green environment at £580,000 median — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 55 min to london bridge — above average for this zone.

Less suited to Families.

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Location

CR2 8LT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+11.5% vs London avg
vs London income+9.3% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for CR2 8LT

🛡️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📈 Up & Coming🔒 Very Safe

“London's quiet achiever”

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How CR2 8LT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

Selsdon Primary and Nursery School

Not yet inspected · Inspected Mar 2025 · 1 min walk

KS2: 102.3

★

Secondary

The Quest Academy

Requires Improvement · Inspected Mar 2024 · 7 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 · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

32.8 incidents per 1,000 residents

Better than 77% of London
↑ Rising 960.0%

from a low base — still below London average

-50% vs borough

Crime by type

Violence & sexual offences23%
Anti-social behaviour21%
Other21%
Vehicle crime21%
Burglary13%
Robbery2%
Drug offences0%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Addington Fire Station · 2.3km

Crime is 50% below 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.

£580,000

Median sale price

Above London median by 12%

£580,000 is 12% above the London median (£520,000)

-6.3%

This year

Semi-detached

Dominant type

Price history

5-year change
+20.8%
Sales (24 months)6
New build0.0%
Avg semi-detached£570,000
Avg terraced£610,000
Price per m²£5,519/m²
Price per ft²£513/ft²
Avg floor area104 m²

EPC breakdown

C
1%
D
25%
E
8%
F
1%

Based on 35 properties · Confidence: high

Street mix

Semi 90%Terraced 5%Detached 5%

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£16,500
First-time buyerFTB
£7,750
Additional propertyBTL/2nd
£33,900

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

12.6×

Price-to-income

£2,901/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£260,000
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 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

1996–2026 · CAGR

+7.1%

Total change

+693%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.6%

per year

Acceleration

+12.19

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 57 sales

Property Type Mix

Total: 57 sales

Detached5.3%
Semi-detached89.5%
Terraced5.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£81k£152k+87.7%3
Post-dot-com plateau2001–2004£165k£300k+81.8%1.8
Pre-crash peak2006–2007£255k£337k+32.2%1.5
GFC & correction2009–2012£250k£275k+10%1
Help-to-Buy recovery2013–2016£293k£415k+41.6%2.5
Brexit uncertainty2017–2019£430k£400k-7%2
Pandemic surge2020–2021£425k£480k+13%3.5
Rate-rise correction2022–2023£490k£510k+4.1%1
Current market2024–2026£568k£642k+13.1%2.3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.9% alpha

Semi-detached+0.9% α
Local
7.1%
District
6.2%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position10

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

Gravel Hill Tram StopTram
14 min walk
Coombe Lane Tram StopTram
17 min walk
Addington Village Tram StopTram
23 min walk
Fieldway Tram StopTram
28 min walk
King Henry's Drive Tram StopTram
31 min walk
2 bus routes · 6 stops within 400m · 8 buses/hr peak

19

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★55 min
Victoria57 min ↑
Waterloo70 min ↑
Canary Wharf72 min ↑
City69 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park365m
Santander docks (800m)0
Nearest cycle dock8.1 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
7.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.0 km away✗ Not Green Belt✗ Not AONB53% green spaceTree canopy: 10%
More green space than 96% of London

Nearest SSSI: Croham Hurst SSSI — 1.8 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

11 min walk

94%

Recommend GP

94%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

Nearest hospital · 3.7 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

15

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Golden Ark Micropub (582 m)

Nearest supermarketCo-op Food · 1.3 km
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

1

Libraries (1km)

0

Cinemas (2km)

451m

Post office

Nearby shops

Tudor Library452 m
Selsdon Food And Wine496 m
Selsdon All in One603 m
Heathfield Newsagents652 m

Nearby cafes

Load Of Waffle545 m
milano571 m
Selsdon Cafe582 m
Costa618 m

Nearby restaurants

Royal Tandoori Selsdon445 m
Domino's463 m
Kavi Cafe483 m
Chicago's Pizza521 m

Nearby pubs

The Golden Ark Micropub582 m
The Sir Julian Huxley673 m

Nearby gyms

Monk's Hill Sport Centre624 m
PROJECT365.668 m
Croydon High Sports Club923 m

Nearby pharmacies

Day Lewis Pharmacy692 m

Nearby health

Selsdon Smiles624 m
Queenhill Medical Practice744 m
Food hygiene (5-star)60% of 20

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

AGILE ANALYST CONSULTANTS LTD
CLEARESTATE PROBATE SERVICES LTD
K&N INTERNATIONAL LIMITED
MARTO BUSINESS SERVICES LIMITED
MAS PUBLISHING LTD

+3 more

Investment

Investment grade, yield and market outlook

35

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.6%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
2.6% (low)London avg: 3.8%Below average yield — bottom 73%
Gentrification score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

61

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,822m
Crossrail 2 route13,280m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,004 nationally

1,617

Est. population

2,044/km²

60%

Employed

40%

Degree educated

£45,900

Median income

2.2%

Claimant rate

SuburbanLow densityOwner occupiers / families

64

Community stability

Age profile

21%
14%
20%
23%
21%
Under 1821%
18–3414%
35–4920%
50–6423%
65+21%

Tenure

46%
44%
Own outright46%
Own (mortgage)44%
Private rent9%
Social rent1%
Shared ownership0%

Ethnicity

57%
17%
White British57%
White Other9%
Asian17%
Black9%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine12%
No car household11%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent9%
Social rent1%

vs. London

Income vs London+9.3%
Price vs London+11.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
3
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)
5
Largest scheme
16 homes · Highways House, Highways House, Addington Road, CR2 8LE
Pipeline pressure
NONE

Named schemes (500m)

Highways House, Highways House, Addington Road, CR2 8LE16 homes
completed
1-11, 1-11, FREELANDS AVENUE, CR211 homes
completed
54 And 54A Dulverton Road South Croydon CR2 8PG, CR2 8PG2 homes
completed
Garage Block rear of 47-61, Garage Block rear of 47-61, Tedder Road, South Croydon, CR2 8AR2 homes
completed
Garages at Rear of 99 - 177, Garages at Rear of 99 - 177, Tedder Road, South Croydon, CR2 8AR2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£580,000)

£16,500

Standard buyer

£7,750

First-time buyer

Save £8,750

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 8LT

Full postcodeCR2 8LT
Postcode districtCR2
BoroughLondon Borough of Croydon
WardSelsdon & Addington Village
Latitude51.347867
Longitude-0.055871
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