Selsdon & Addington Village · Croydon · Croydon South constituency · 51.34632, -0.05473

CR2 8ND— Selsdon & Addington Village, Croydon

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

London's quiet achiever

 

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

Best for: Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
58
Safety
82
Schools
46
Transport
23
Environment
76
Investment
38

Location

CR2 8ND

Key facts for CR2 8ND

Full postcodeCR2 8ND
Postcode districtCR2
BoroughLondon Borough of Croydon
WardSelsdon & Addington Village
Latitude51.346319
Longitude-0.054730
Parliamentary constituencyCroydon South
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
ExcellentNeutralRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime-70.5% vs London avg

Deep-dive guides for CR2 8ND

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare CR2 8ND with:
Share with others

Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

Share:WhatsAppShare on X

How CR2 8ND 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 · 1 min walk

KS2: 102.3

★

Secondary

The Quest Academy

Requires Improvement · 8 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 · 52 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

19.2 incidents per 1,000 residents

Better than 87% of London
↑ Rising 181.8%

from a low base — still below London average

+24% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour23%
Other19%
Vehicle crime19%
Burglary10%
Robbery3%
Drug offences0%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

Crime is 71% 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 area91 m²

EPC breakdown

D
3%
E
2%
G
1%

Based on 6 properties · Confidence: low

Street mix

Semi 78%Detached 22%

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£227,500
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 EAnnual charge £2,546
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
15 min walk
🚃
Coombe Lane Tram StopTram
19 min walk
🚃
Addington Village Tram StopTram
24 min walk
🚃
Fieldway Tram StopTram
27 min walk
🚃
King Henry's Drive Tram StopTram
30 min walk
🚌1 bus routes · 6 stops within 400m · 7 buses/hr peak

16

Walkability score

25

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park309m
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 waterLOW
Low
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: 16.2 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 10%
More green space than 93% of London

Nearest SSSI: Croham Hurst SSSI — 1.9 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

10 min walk

94%

Recommend GP

94%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

Nearest hospital · 3.8 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

31

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Golden Ark Micropub (536 m)

Nearest supermarketCo-op Food · 1.3 km
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

406m

Post office

Nearby shops

Tudor Library407 m
Selsdon Food And Wine451 m
Selsdon All in One566 m
Heathfield Newsagents841 m

Nearby cafes

Load Of Waffle508 m
milano536 m
Selsdon Cafe546 m
Costa572 m

Nearby restaurants

Royal Tandoori Selsdon400 m
Domino's418 m
Kavi Cafe438 m
Chicago's Pizza476 m

Nearby pubs

The Golden Ark Micropub536 m
The Sir Julian Huxley627 m

Nearby gyms

PROJECT365.630 m
Monk's Hill Sport Centre694 m
Croydon High Sports Club817 m

Nearby pharmacies

Day Lewis Pharmacy644 m

Nearby health

Selsdon Smiles578 m
Food hygiene (5-star)67% of 21

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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 score20/100
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

33.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,857m
Crossrail 2 route13,449m

Demographics

22 Apr

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

1.8%

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%

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
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
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
R/O 9 - 11, R/O 9 - 11, Swallowdale, Ashen Vale, Forestdale, CR2 8SG2 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

Live in CR2 8ND? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for CR2 8ND.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

The bottom line

CR2 8ND 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.

Check your dealbreakers

Toggle the things that matter to you — see how CR2 8ND scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how CR2 8ND meets your needs.

Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

Similar postcodes

Frequently asked questions

📍 Track CR2 8ND

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Data freshness

When each data source was last updated

75%

Confidence score

9/12

Pillars populated

Medium 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
street profile8 Jun
water provider9 Jun
housing pipeline18 Apr
population density18 Apr
surface water flood18 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