Location
Key facts for CR2 9BS
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for CR2 9BS
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Postcode Personality
“The family fortress”
How CR2 9BS has changed
Schools
18 AprNearest schools and Ofsted ratings
95
Education score
Primary
Atwood Primary School
Good · 9 min walk
KS2: 106.1
Secondary
Riddlesdown Collegiate
Outstanding · 19 min walk
100% of local schools rated Good or Outstanding
Childcare
Childcare
Purley Nursery School
Not inspected · 47 min walk
1 primaries · 0 secondaries · 0 childcare — within 1km
Safety
5 JunCrime rates and local incidents
LOW CRIME
0.7 incidents per 1,000 residents
-96% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Crime is 99% below London average
Property
1 MayPrices, sales volume and market trends
Low transaction volume — only 3 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.
£395,000
Median sale price
£395,000 is 24% below the London median (£520,000)
This year
Semi-detached
Dominant type
Price history
EPC breakdown
Based on 33 properties · Confidence: high
Street mix
LHA rates — Outer South London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Market momentum
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Transport
1 MayPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
8
Walkability score
8
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ 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
0
Car parks (800m)
0
EV chargers (800m)
Connectivity
Broadband and mobile coverage
100%
Full fibre
97%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
22 AprFlood risk, air quality and noise
Nearest SSSI: Riddlesdown SSSI — 1.9 km
Energy
Ground stability
Geology: DIAMICTON
Subsidence risk: Low
Shrink-swell: Low
Landslide records (2km): 1
Landslide susceptibility: Low
Insurance risk
Cost band
Flood risk
Subsidence risk
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
SELSDON PARK MEDICAL PRACTICE
97 ADDINGTON ROAD, CR2 8LG
24 min walk
94%
Recommend GP
94%
Overall GP experience
0
GPs within 1km
1
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
22
Parks (1km)
7
Restaurants (800m)
1
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
1
Gyms (1km)
6
Sports (1km)
0
Convenience
No pubs within 400m — nearest: Njoy Bar & Lounge (536 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
591m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Business
Local businesses registered here
High street
EHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
41
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
47.1
Price growth score
New supply risk
Infrastructure pipeline
Demographics
22 AprPopulation, deprivation and income
Decile 7/10
Less deprived than average
Index of Multiple Deprivation
Rank: 22,046 nationally
1,737
Est. population
8,704/km²
62%
Employed
29%
Degree educated
£43,000
Median income
2.7%
Claimant rate
58
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Councillors
Stamp Duty & Affordability Calculator
Stamp duty on median price (£395,000)
£7,250
Standard buyer
£0
First-time buyer
Save £7,250
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 9BS offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £395,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catch: 66 min to london bridge — above average for this zone.
Less suited to Car-free commuters.
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Compare Croydon with nearby boroughs:
What else could £395k buy?
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Frequently asked questions
Data freshness
When each data source was last updated
95%
Confidence score
12/12
Pillars populated