Selsdon Vale & Forestdale · Croydon · Croydon South constituency · 51.34081, -0.05867

CR2 8PP— Selsdon Vale & Forestdale, Croydon

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

London's quiet achiever

 

Schools 0%Safety 77/100Transport 15/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
54
Safety
77
Schools
16
Transport
15
Environment
93
Investment
41

The bottom line

CR2 8PP 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 8PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.3% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for CR2 8PP

🛡️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 8PP 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 · 16 min walk

P8: -0.33A8: 44.3

0% of local schools rated Good or Outstanding · based on 4 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

49.7 incidents per 1,000 residents

Better than 63% of London
↑ Rising 6600.0%

from a low base — still below London average

-23% vs borough

Crime by type

Other39%
Violence & sexual offences27%
Anti-social behaviour10%
Vehicle crime10%
Burglary10%
Drug offences1%
Robbery1%
Theft0%

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 · 2.7km

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

CR2 district median

£345,000

Based on 352 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,584/m²
Price per ft²£612/ft²
Avg floor area84.3 m²

EPC breakdown

C
3%
D
4%

Based on 7 properties · Confidence: low

Street mix

Semi 73%Detached 27%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£210,750
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, filled cavity
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+5.8%

Total change

+414%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.6%

per year

Acceleration

+8.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 11 sales

Property Type Mix

Total: 11 sales

Detached27.3%
Semi-detached72.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£108k£177k+63.9%1
Post-dot-com plateau2004–2004£263k£263k+0%1
Pre-crash peak2006–2006£282k£282k+0%3
Help-to-Buy recovery2014–2014£365k£365k+0%1
Pandemic surge2020–2020£435k£435k+0%2
Current market2024–2024£555k£555k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.8% alpha

Semi-detached-0.8% α
Local
3.1%
District
3.9%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

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
23 min walk
Coombe Lane Tram StopTram
26 min walk
Addington Village Tram StopTram
31 min walk
SandersteadNational Rail
32 min walk
Fieldway Tram StopTram
33 min walk
3 bus routes · 4 stops within 400m · 27 buses/hr peak

14

Walkability score

2

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 park148m
Santander docks (800m)0
Nearest cycle dock8.4 km

Nearby car parks

🅿️
Selsdon Park Hotel
306m
🅿️
Selsdon Park Hotel
317m

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 AONB84% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 2.0 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

6 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

36

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 (394 m)

Nearest supermarketCo-op Food · 1.8 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)

446m

Post office

Nearby shops

Selsdon All in One427 m
Selsdon Food And Wine428 m
Tudor Library446 m

Nearby cafes

Costa398 m
Selsdon Cafe432 m
milano433 m
Load Of Waffle436 m

Nearby restaurants

Wa Yang Yang395 m
Fireaway Pizza396 m
Dawat Express397 m
The Real Pizza Company399 m

Nearby pubs

The Sir Julian Huxley394 m
The Golden Ark Micropub404 m

Nearby gyms

Croydon High Sports Club216 m
PROJECT365.423 m

Nearby pharmacies

Day Lewis Pharmacy391 m

Nearby health

Selsdon Smiles397 m
Queenhill Medical Practice707 m
Food hygiene (5-star)65% of 37

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

J COUCHMAN LTD

Investment

Investment grade, yield and market outlook

41

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

49

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,442m
Crossrail 2 route13,630m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,498 nationally

1,347

Est. population

5,691/km²

59%

Employed

33%

Degree educated

£45,900

Median income

3.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

60

Community stability

Age profile

23%
17%
18%
23%
19%
Under 1823%
18–3417%
35–4918%
50–6423%
65+19%

Tenure

42%
42%
Own outright42%
Own (mortgage)43%
Private rent11%
Social rent3%
Shared ownership2%
Rent free0%

Ethnicity

63%
14%
White British63%
White Other5%
Asian14%
Black11%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine17%
No car household16%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent11%
Social rent3%

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)
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)
19
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
Vehicle Repair Workshop and Premises, Vehicle Repair Workshop and Premises, Garages rear of 156 to 180, Addington Road, South Croydon, CR2 8LB9 homes
completed
22, Lynne Close, CR2 8QA9 homes
completed
222C, 222C, Addington Road, South Croydon, CR2 8LD3 homes
completed
206, 206, Addington Road, South Croydon, CR2 8LD3 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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Key facts for CR2 8PP

Full postcodeCR2 8PP
Postcode districtCR2
BoroughLondon Borough of Croydon
WardSelsdon Vale & Forestdale
Latitude51.340809
Longitude-0.058668
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