Sanderstead · Croydon · Croydon East constituency · 51.33285, -0.08179

CR2 9JS— Sanderstead, Croydon

Location and area intelligence for CR2 9JS, Sanderstead, Croydon

Strong, well-rated schools nearby

 

Schools 100%Safety 88/100Transport 21/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
64
Safety
88
Schools
95
Transport
21
Environment
72
Investment
40

The bottom line

CR2 9JS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 55 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR2 9JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+2.4% vs London avg
vs London crime-64.0% vs London avg

Deep-dive guides for CR2 9JS

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How CR2 9JS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Gresham Primary School

Good · Inspected Oct 2023 · 4 min walk

KS2: 107.9

★★★

Secondary

Riddlesdown Collegiate

Outstanding · Inspected Mar 2023 · 11 min walk

P8: +0.18A8: 51.3

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

23.3 incidents per 1,000 residents

Better than 84% of London
→ Stable

-64% vs borough

Crime by type

Other24%
Violence & sexual offences24%
Vehicle crime21%
Burglary13%
Anti-social behaviour8%
Theft5%
Drug offences3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Croydon Fire Station · 4.4km

Crime is 64% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£7,333/m²
Price per ft²£681/ft²
Avg floor area83.8 m²

EPC breakdown

B
1%
C
4%
D
13%
E
8%

Based on 26 properties · Confidence: medium

Street mix

Semi 20%Detached 80%

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£209,500
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,546
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.6%

Total change

+444%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.9%

per year

Acceleration

+3.32

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £300k–£350k · 30 sales

Property Type Mix

Total: 30 sales

Detached80%
Semi-detached20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£108k£260k+141.8%1.2
Post-dot-com plateau2001–2004£257k£363k+41.4%1.2
Pre-crash peak2006–2006£335k£335k+0%1
GFC & correction2010–2012£315k£342k+8.6%1.3
Help-to-Buy recovery2014–2016£388k£535k+37.7%2
Brexit uncertainty2017–2019£535k£503k-6.1%2
Pandemic surge2021–2021£482k£482k+0%1
Current market2024–2026£715k£585k-18.2%1.3

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-0.3% alpha

Detached-0.3% α
Local
3.8%
District
4.1%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Riddlesdown→ Victoria· 2 tph
26 min

Nearby stations

RiddlesdownNational Rail
15 min walk
Coombe Lane Tram StopTram
42 min walk
Lloyd Park Tram StopTram
44 min walk
Gravel Hill Tram StopTram
45 min walk
Addington Village Tram StopTram
54 min walk
2 bus routes · 4 stops within 400m

10

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★55 min
Victoria55 min ↑
Waterloo68 min ↑
Canary Wharf72 min ↑
City67 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

5

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park342m
Santander docks (800m)0
Nearest cycle dock8.5 km

Nearby car parks

🅿️
Waitrose· no
530m

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: 17.3 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Riddlesdown SSSI — 1.3 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

QUEENHILL MEDICAL PRACTICE

31 QUEENHILL ROAD, CR2 8DU

21 min walk

98%

Recommend GP

98%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.5 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketAbad Halal Supermarket · 4.8 km
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

382m

Post office

Nearby shops

Sanderstead Village Store382 m
Orange Local399 m
KK Food & Wine787 m

Nearby cafes

Costa380 m
FILTR395 m
Marmaris Cafe777 m

Nearby restaurants

Maple Restaurant379 m
New Bamboo380 m
The Med Kitchen382 m
Mojito392 m

Nearby gyms

Sanderstead Cricket and Hockey Club240 m

Nearby pharmacies

Medipharm381 m

Nearby health

Sanderstead Hill Dental Surgery544 m
Food hygiene (5-star)65% of 20

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

A

High street health

Registered businesses

DMT VENTURES LTD
FULL HOUSE SCAFFOLDING LIMITED

Investment

Investment grade, yield and market outlook

40

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

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

8/100

Velocity score

Future outlook

54.7

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,262m
Crossrail 2 route13,112m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,841 nationally

1,633

Est. population

3,691/km²

52%

Employed

38%

Degree educated

£43,000

Median income

1.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

64

Community stability

Age profile

22%
18%
21%
28%
Under 1822%
18–3411%
35–4918%
50–6421%
65+28%

Tenure

52%
37%
Own outright52%
Own (mortgage)37%
Private rent6%
Social rent5%
Shared ownership1%

Ethnicity

68%
White British68%
White Other6%
Asian13%
Black5%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine14%
No car household13%
Unemployed2%
No qualifications16%

Housing tenure (Census 2021)

Private rent6%
Social rent5%

vs. London

Income vs London+2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
4
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)
8
Largest scheme
30 homes · Borough Grange, 8, Borough Grange, 8, Stanley Gardens, South Croydon, CR2 9AL
Pipeline pressure
NONE

Named schemes (500m)

18 Rectory Park South Croydon CR2 9JN, CR2 9JN8 homes
completed
4, 4, Rectory Park, South Croydon, CR2 9JL7 homes
completed
59, 59, Rectory Park, South Croydon, CR2 9JR6 homes
completed
4, 4, Rectory Park, South Croydon, CR2 9JL6 homes
completed
3, 3, Glebe Hyrst, South Croydon, CR2 9JG1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
23.3%
Ward turnout
48%
Election year
2022
MP
Natasha Irons (Labour)
MP majority
2,313
Constituency
Croydon South

Councillors

Yvette Rose HopleyConservative
Lynne Carol HaleConservative
Helen Dawn RedfernConservative

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Key facts for CR2 9JS

Full postcodeCR2 9JS
Postcode districtCR2
BoroughLondon Borough of Croydon
WardSanderstead
Latitude51.332854
Longitude-0.081786
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