Selsdon Vale & Forestdale · Croydon · Croydon East constituency · 51.33262, -0.05683

CR2 8QQ— Selsdon Vale & Forestdale, Croydon

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

London's quiet achiever

 

Schools 0%Safety 83/100Transport 23/100Low yield 3.00%

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
63
Safety
83
Schools
16
Transport
23
Environment
93
Investment
37

Location

CR2 8QQ

Key facts for CR2 8QQ

Full postcodeCR2 8QQ
Postcode districtCR2
BoroughLondon Borough of Croydon
WardSelsdon Vale & Forestdale
Latitude51.332622
Longitude-0.056832
Parliamentary constituencyCroydon East
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
ExcellentNeutralRisk: Low

London Benchmarks

vs London income+2.4% vs London avg
vs London crime-92.0% vs London avg

Deep-dive guides for CR2 8QQ

🛡️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 8QQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

16

Education score

Poor for families
—

Primary

Greenvale Primary School

Not yet inspected · 10 min walk

KS2: 108.0

★

Secondary

The Quest Academy

Requires Improvement · 26 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 · 68 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

5.2 incidents per 1,000 residents

Top 5% — safest in London
↑ Rising 600.0%

from a low base — still below London average

-67% vs borough

Crime by type

Violence & sexual offences43%
Other29%
Vehicle crime14%
Burglary14%
Anti-social behaviour0%
Drug offences0%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 92% 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 area198.8 m²

EPC breakdown

C
2%
D
8%

Based on 10 properties · Confidence: medium

Street mix

Detached 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£497,000
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, as built, no insulation (assumed)
RoofPitched, 50 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,009
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
🚂
Upper Warlingham

Nearby stations

🚃
Gravel Hill Tram StopTram
33 min walk
🚃
King Henry's Drive Tram StopTram
36 min walk
🚃
New Addington Tram StopTram
37 min walk
🚃
Coombe Lane Tram StopTram
38 min walk
🚂
Upper WarlinghamNational Rail
38 min walk
🚌No bus stops within 400m

2

Walkability score

1

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park556m
Santander docks (800m)0
Nearest cycle dock9.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed28 Mbps
Median download21 Mbps
Superfast coverage11%
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
NoiseLOW
none
Quieter than 70% of London
Radon riskMEDIUM
7.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 2.7 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

15 min walk

94%

Recommend GP

94%

Overall GP experience

0

GPs within 1km

Dentists within 1km

Nearest hospitalPurley War Memorial Hospital · 4.1 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 2.4 km
2 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby gyms

Croydon High Sports Club931 m

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ABIANOSH LTD
SMILE DESIGN ORTHODONTICS LTD
SOUND PLAY THEATRE PRODUCTIONS LIMITED

Investment

Investment grade, yield and market outlook

37

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 score19/100
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

29.9

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,947m
Crossrail 2 route14,338m

Demographics

22 Apr

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

1.8%

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
Planning apps (3 years)
2
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
9 homes · 22, Lynne Close, CR2 8QA
Pipeline pressure
NONE

Named schemes (500m)

Rear of 17 - 19, Rear of 17 - 19, Beech Way, Boxford Close, Selsdon, CR2 8QR8 homes
completed
Land R/O 21, Land R/O 21, Beech Way, South Croydon, CR2 8QR7 homes
completed
32, Kingswood Way, CR2 8QP5 homes
completed
21, 21, Beech Way, South Croydon, CR2 8QR4 homes
completed
The Gables, 22, The Gables, 22, Kingswood Way, South Croydon, CR2 8QP2 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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The bottom line

CR2 8QQ offers low crime 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:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

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Data freshness

When each data source was last updated

75%

Confidence score

9/12

Pillars populated

Medium reliability
gp1 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
streets18 Apr
planning1 Jun
amenities4 May
broadband18 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
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
national rail1 May
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
companies house18 Apr
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