Selsdon Vale & Forestdale · Croydon · Croydon South constituency · 51.34301, -0.06219

CR2 8PA— Selsdon Vale & Forestdale, Croydon

Location and area intelligence for CR2 8PA, Selsdon Vale & Forestdale, Croydon

London's quiet achiever

 

Schools 0%Safety 84/100Transport 26/100Low yield 3.00%

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
64
Safety
84
Schools
16
Transport
26
Environment
93
Investment
40

Location

CR2 8PA

Key facts for CR2 8PA

Full postcodeCR2 8PA
Postcode districtCR2
BoroughLondon Borough of Croydon
WardSelsdon Vale & Forestdale
Latitude51.343008
Longitude-0.062193
Parliamentary constituencyCroydon South
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
GoodNeutralRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime-95.3% vs London avg

Deep-dive guides for CR2 8PA

🛡️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 8PA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

16

Education score

Poor for families
—

Primary

Selsdon Primary and Nursery School

Not yet inspected · 8 min walk

KS2: 102.3

★

Secondary

The Quest Academy

Requires Improvement · 15 min walk

P8: -0.33A8: 44.3

0% of local schools rated Good or Outstanding

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Tunstall Nursery School

Not inspected · 53 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

3.0 incidents per 1,000 residents

Top 5% — safest in London
↑ Rising 400.0%

from a low base — still below London average

-80% vs borough

Crime by type

Other40%
Violence & sexual offences40%
Vehicle crime20%
Anti-social behaviour0%
Drug offences0%
Theft0%
Robbery0%
Burglary0%

Road safety

90

Road safety score

2

Accidents (5yr)

2

KSI (5yr)

Crime is 95% 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 area111 m²

EPC breakdown

D
3%
E
1%

Based on 4 properties · Confidence: low

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£277,500
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, 250 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
23 min walk
🚃
Coombe Lane Tram StopTram
23 min walk
🚂
SandersteadNational Rail
28 min walk
🚃
Addington Village Tram StopTram
32 min walk
🚃
Lloyd Park Tram StopTram
34 min walk
🚌7 bus routes · 8 stops within 400m · 43 buses/hr peak

37

Walkability score

9

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 park148m
Santander docks (800m)0
Nearest cycle dock9.0 km

Nearby car parks

🅿️
Selsdon Park Hotel
376m
🅿️
Selsdon Park Hotel
427m

Connectivity

Broadband and mobile coverage

100%

Full fibre

75%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed400 Mbps
Median download400 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
NoiseMEDIUM
road
MODERATE
Radon riskMEDIUM
7.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 1.6 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

2 min walk

94%

Recommend GP

94%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

Nearest hospitalPurley War Memorial Hospital · 3.7 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

40

Parks (1km)

18

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

17

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 1.9 km
15 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

1

Libraries (1km)

0

Cinemas (2km)

247m

Post office

Nearby shops

Selsdon All in One115 m
Selsdon Food And Wine202 m
Tudor Library246 m
Heathfield Newsagents1.1 km

Nearby cafes

Costa88 m
Selsdon Cafe132 m
milano141 m
Load Of Waffle162 m

Nearby restaurants

Wa Yang Yang63 m
Fireaway Pizza70 m
Dawat Express79 m
The Real Pizza Company93 m

Nearby pubs

The Sir Julian Huxley52 m
The Golden Ark Micropub120 m

Nearby gyms

PROJECT365.80 m
Croydon High Sports Club291 m

Nearby pharmacies

Day Lewis Pharmacy44 m

Nearby health

Selsdon Smiles83 m
Queenhill Medical Practice361 m
Food hygiene (5-star)64% of 33

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

40

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 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

27.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,494m
Crossrail 2 route13,284m

Demographics

22 Apr

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,924 nationally

1,645

Est. population

6,107/km²

57%

Employed

37%

Degree educated

£45,900

Median income

4.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

58

Community stability

Age profile

24%
16%
19%
20%
21%
Under 1824%
18–3416%
35–4919%
50–6420%
65+21%

Tenure

42%
38%
15%
Own outright42%
Own (mortgage)38%
Private rent15%
Social rent5%
Shared ownership0%

Ethnicity

53%
20%
White British53%
White Other6%
Asian20%
Black11%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine14%
No car household18%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent15%
Social rent5%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
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)
11
Largest scheme
37 homes · 73-81, 73-81, Addington Road, South Croydon, CR2 8RD
Pipeline pressure
NONE

Named schemes (500m)

73-81, 73-81, Addington Road, South Croydon, CR2 8RD37 homes
completed
Highways House, Highways House, Addington Road, CR2 8LE16 homes
completed
Vehicle Repair Workshop and Premises, Vehicle Repair Workshop and Premises, Garages rear of 156 to 180, Addington Road, South Croydon, CR2 8LB9 homes
completed
R/O 129, R/O 129, Addington Road, South Croydon, CR2 8LH6 homes
completed
Rear Of 129-131, Rear Of 129-131, Addington Road, South Croydon, CR2 8LH4 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
37.2%
Ward turnout
41%
Election year
2022
MP
Chris Philp (Conservative)
MP majority
6,825
Constituency
Croydon East

Councillors

Andy StranackConservative
Badsha QuadirConservative

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The bottom line

CR2 8PA 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:

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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
noise24 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
councillors18 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

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