Selsdon & Addington Village · Croydon · Croydon East constituency · 51.34572, -0.05160

CR2 8SH— Selsdon & Addington Village, Croydon

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

London's quiet achiever

 

Schools 50%Safety 89/100Transport 23/100Yield 4.29%Only 1 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
55
Safety
89
Schools
46
Transport
23
Environment
75
Investment
41

Location

CR2 8SH

Key facts for CR2 8SH

Full postcodeCR2 8SH
Postcode districtCR2
BoroughLondon Borough of Croydon
WardSelsdon & Addington Village
Latitude51.345719
Longitude-0.051596
Parliamentary constituencyCroydon East
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
ExcellentNeutralRisk: Low

London Benchmarks

vs London avg price-32.7% vs London avg
vs London income-5.7% vs London avg
vs London crime-92.4% vs London avg

Deep-dive guides for CR2 8SH

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

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“London's quiet achiever”

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How CR2 8SH 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 · 4 min walk

KS2: 102.3

★

Secondary

The Quest Academy

Requires Improvement · 7 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 · 54 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

4.9 incidents per 1,000 residents

Top 5% — safest in London
→ Stable

-68% vs borough

Crime by type

Violence & sexual offences43%
Vehicle crime29%
Anti-social behaviour14%
Other14%
Drug offences0%
Theft0%
Robbery0%
Burglary0%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 92% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.

£350,000

Median sale price

Bottom 25% — 33% below London median

£350,000 is 33% below the London median (£520,000)

Terraced

Dominant type

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,781/m²
Price per ft²£444/ft²
Avg floor area73.2 m²

EPC breakdown

C
10%
D
12%
E
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 19%Terraced 81%

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

Stamp duty

Standard buyer£5,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£15,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.8×

Price-to-income

£1,751/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£183,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialModerate

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
14 min walk
🚃
Coombe Lane Tram StopTram
21 min walk
🚃
Addington Village Tram StopTram
22 min walk
🚃
Fieldway Tram StopTram
25 min walk
🚃
King Henry's Drive Tram StopTram
28 min walk
🚌2 bus routes · 7 stops within 400m · 9 buses/hr peak

16

Walkability score

24

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 park463m
Santander docks (800m)0
Nearest cycle dock9.1 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 waterHIGH
High
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: 16.3 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 10%
More green space than 91% of London

Nearest SSSI: Croham Hurst SSSI — 2.1 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

12 min walk

94%

Recommend GP

94%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

Nearest hospital · 3.8 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Forum (669 m)

No restaurants within 800m — nearest: Royal Tandoori Selsdon (589 m)

Nearest supermarketCo-op Food · 1.1 km
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

594m

Post office

Nearby shops

Tudor Library595 m
Selsdon Food And Wine635 m
Selsdon All in One747 m

Nearby cafes

Load Of Waffle694 m
milano720 m
Selsdon Cafe730 m
Costa747 m

Nearby restaurants

Royal Tandoori Selsdon589 m
Domino's605 m
Kavi Cafe623 m
Chicago's Pizza658 m

Nearby pubs

The Forum669 m
The Golden Ark Micropub714 m

Nearby gyms

Monk's Hill Sport Centre656 m

Nearby health

Selsdon Smiles753 m
Food hygiene (5-star)67% of 12

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

MYUEDU 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
4.29% (average)London avg: 3.8%Above average yield
Gentrification score18/100
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

48.4

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,719m
Crossrail 2 route13,662m

Demographics

22 Apr

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,132 nationally

1,417

Est. population

6,706/km²

60%

Employed

29%

Degree educated

£39,600

Median income

3.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

62

Community stability

Age profile

20%
15%
18%
22%
25%
Under 1820%
18–3415%
35–4918%
50–6422%
65+25%

Tenure

45%
40%
Own outright45%
Own (mortgage)40%
Private rent9%
Social rent5%
Shared ownership1%

Ethnicity

68%
White British68%
White Other6%
Asian11%
Black8%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine18%
No car household12%
Unemployed2%
No qualifications16%

Housing tenure (Census 2021)

Private rent9%
Social rent5%

vs. London

Income vs London-5.7%
Price vs London-32.7%

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
15 homes · FARLEIGH VIEW, FARLEIGH VIEW, SELSDON PARK ROAD, CR2
Pipeline pressure
NONE

Named schemes (500m)

FARLEIGH VIEW, FARLEIGH VIEW, SELSDON PARK ROAD, CR215 homes
completed
1-11, 1-11, FREELANDS AVENUE, CR211 homes
completed
Garage Block rear of 47-61, Garage Block rear of 47-61, Tedder Road, South Croydon, CR2 8AR2 homes
completed
R/O 9 - 11, R/O 9 - 11, Swallowdale, Ashen Vale, Forestdale, CR2 8SG2 homes
completed
Garages & Land between 23 - 25, Garages & Land between 23 - 25, Selsdon Park Road, South Croydon, CR2 8JE2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
29.4%
Ward turnout
42%
Election year
2022
MP
Natasha Irons (Labour)
MP majority
6,825
Constituency
Croydon East

Stamp Duty & Affordability Calculator

Stamp duty on median price (£350,000)

£5,000

Standard buyer

£0

First-time buyer

Save £5,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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The bottom line

CR2 8SH offers low crime, fast broadband and a green environment at £350,000 median — 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

What else could £350k buy?

Similar-priced postcodes — sorted by transport score.

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Data freshness

When each data source was last updated

92%

Confidence score

11/12

Pillars populated

High 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
streets18 Apr
planning1 Jun
property1 May
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
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
companies house18 Apr
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