Selsdon Vale & Forestdale · Croydon · Croydon East constituency · 51.34061, -0.05952

CR2 8PF— Selsdon Vale & Forestdale, Croydon

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

London's quiet achiever

 

Bottom 25% LondonSchools 0%Safety 84/100Transport 15/100Yield 4.35%

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
69
Safety
84
Schools
16
Transport
15
Environment
93
Investment
50

The bottom line

CR2 8PF offers low crime, fast broadband and a green environment — 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 8PF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+2.4% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for CR2 8PF

🛡️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 8PF 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 · Inspected Mar 2025 · 9 min walk

KS2: 102.3

★

Secondary

The Quest Academy

Requires Improvement · Inspected Mar 2024 · 17 min walk

P8: -0.33A8: 44.3

0% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Tunstall Nursery School

Not inspected · 57 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.3 incidents per 1,000 residents

Better than 66% of London
→ Stable

-30% vs borough

Crime by type

Other35%
Violence & sexual offences25%
Anti-social behaviour17%
Burglary10%
Vehicle crime8%
Drug offences5%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Addington Fire Station · 2.8km

Crime is 30% below London average

Property

Prices, sales volume and market trends

Avg floor area116.4 m²

EPC breakdown

D
3%
E
1%
F
1%

Based on 5 properties · Confidence: low

Street mix

Semi 33%Detached 67%

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£291,000
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 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

1995–2018 · CAGR

+5.8%

Total change

+265%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.5%

per year

Acceleration

-184.04

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 6 sales

Property Type Mix

Total: 6 sales

Detached66.7%
Semi-detached33.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£112k£124k+10.8%1.5
Pre-crash peak2007–2007£365k£365k+0%2
Brexit uncertainty2018–2018£407k£407k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
24 min walk
Coombe Lane Tram StopTram
27 min walk
SandersteadNational Rail
32 min walk
Addington Village Tram StopTram
32 min walk
Fieldway Tram StopTram
34 min walk
8 bus routes · 4 stops within 400m · 27 buses/hr peak

14

Walkability score

4

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park211m
Santander docks (800m)0
Nearest cycle dock8.4 km

Nearby car parks

🅿️
Selsdon Park Hotel
245m
🅿️
Selsdon Park Hotel
254m

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: 14.0 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: 16.7 km away✗ Not Green Belt✗ Not AONB85% green spaceTree canopy: 10%
More green space than 99% 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

5 min walk

94%

Recommend GP

94%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

Nearest hospitalPurley War Memorial Hospital · 3.9 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

18

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Sir Julian Huxley (376 m)

Nearest supermarketCo-op Food · 1.9 km
10 tennis courts2 swimming pools1 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)

460m

Post office

Nearby shops

Selsdon All in One418 m
Selsdon Food And Wine436 m
Tudor Library460 m

Nearby cafes

Costa388 m
Selsdon Cafe426 m
milano429 m
Load Of Waffle436 m

Nearby restaurants

Wa Yang Yang380 m
Fireaway Pizza382 m
Dawat Express385 m
The Real Pizza Company390 m

Nearby pubs

The Sir Julian Huxley376 m
The Golden Ark Micropub399 m

Nearby gyms

Croydon High Sports Club153 m
PROJECT365.405 m

Nearby pharmacies

Day Lewis Pharmacy369 m

Nearby health

Selsdon Smiles387 m
Queenhill Medical Practice684 m
Food hygiene (5-star)66% of 35

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
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

S. A. ESDAILE LIMITED
SKARDIN INDUSTRIAL (UK) LIMITED

Investment

Investment grade, yield and market outlook

50

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 score23/100
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

36.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,503m
Crossrail 2 route13,600m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,529 nationally

1,324

Est. population

1,554/km²

53%

Employed

41%

Degree educated

£43,000

Median income

2.3%

Claimant rate

SuburbanLow densityOwner occupiers / families

66

Community stability

Age profile

18%
18%
19%
35%
Under 1818%
18–3410%
35–4918%
50–6419%
65+35%

Tenure

57%
36%
Own outright57%
Own (mortgage)36%
Private rent5%
Social rent2%
Shared ownership0%

Ethnicity

71%
14%
White British71%
White Other5%
Asian14%
Black4%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine11%
No car household10%
Unemployed2%
No qualifications15%

Housing tenure (Census 2021)

Private rent5%
Social rent2%

vs. London

Income vs London+2.4%

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)
1
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)
20
Largest scheme
37 homes · 73-81, 73-81, Addington Road, South Croydon, CR2 8RD
Pipeline pressure
NONE

Named schemes (500m)

Highways House, Highways House, Addington Road, CR2 8LE16 homes
completed
22, Lynne Close, CR2 8QA9 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
222C, 222C, Addington Road, South Croydon, CR2 8LD3 homes
completed
226, Addington Road, CR2 8LD3 homes
completed

Politics

Local councillors and MP

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

Councillors

Andy StranackConservative
Badsha QuadirConservative

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Key facts for CR2 8PF

Full postcodeCR2 8PF
Postcode districtCR2
BoroughLondon Borough of Croydon
WardSelsdon Vale & Forestdale
Latitude51.340607
Longitude-0.059523
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