Coulsdon Town · Croydon · Croydon South constituency · 51.31192, -0.13822

CR5 1AB— Coulsdon Town, Croydon

Location and area intelligence for CR5 1AB, Coulsdon Town, Croydon

The family fortress

 

Schools 100%Safety 81/100Transport 43/100Low yield 3.37%

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
81
Schools
60
Transport
43
Environment
90
Investment
41

The bottom line

CR5 1AB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

CR5 1AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+4.8% vs London avg
vs London crime-6.0% vs London avg

Deep-dive guides for CR5 1AB

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How CR5 1AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Smitham Primary School

Not yet inspected · 11 min walk

KS2: 107.2

—

Secondary

Woodcote High School

Not yet inspected · 26 min walk

P8: -0.08A8: 48.5

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 46 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.3 incidents per 1,000 residents

Better than 53% of London
→ Stable

-6% vs borough

Crime by type

Violence & sexual offences31%
Other24%
Anti-social behaviour20%
Vehicle crime14%
Drug offences7%
Burglary5%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Purley Fire Station · 2.4km

Crime is 6% below London average

Property

Prices, sales volume and market trends

Avg floor area121.5 m²

EPC breakdown

B
4%
C
6%
F
1%

Based on 11 properties · Confidence: medium

Street mix

Detached 52%Flat 43%Other 5%

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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£303,750
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsSolid brick, as built, insulated (assumed)
RoofAverage thermal transmittance 0.14 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band FAnnual charge £3,009
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+0.5%

Total change

+14%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.0%

per year

Acceleration

+67.41

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 20 sales

Property Type Mix

Total: 20 sales

Detached55%
Flat/maisonette45%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£220k£235k+6.8%1
Post-dot-com plateau2001–2001£500k£500k+0%1
Pre-crash peak2006–2006£523k£523k+0%2
GFC & correction2008–2009£595k£490k-17.6%1
Help-to-Buy recovery2015–2016£938k£263k-72%3.5
Brexit uncertainty2018–2019£626k£708k+13%2
Pandemic surge2020–2020£245k£245k+0%1
Current market2024–2024£250k£250k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Coulsdon South→ Victoria· 2 tph
30 min

Nearby stations

Coulsdon SouthNational Rail
5 min walk
Wandle Park Tram StopTram
88 min walk
Lloyd Park Tram StopTram
88 min walk
Church Street Tram StopTram
91 min walk
Waddon Marsh Tram StopTram
92 min walk
No bus stops within 400m

14

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★34 min
Victoria47 min ↑
Waterloo50 min ↑
Canary Wharf50 min ↑
City47 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)

0

EV chargers (800m)

Nearest car park222m
Santander docks (800m)0
Nearest cycle dock9.8 km

Nearby car parks

🅿️
Coulsdon South Parking· yes
430m

Connectivity

Broadband and mobile coverage

100%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed467 Mbps
Median download436 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: 10.0 µg/m³
Better than 95% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.4 km away✗ Not Green Belt✗ Not AONB76% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Farthing Downs and Happy Valley SSSI — 1.5 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 2

Landslide susceptibility: Medium

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 yield848.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BRAMLEY AVENUE SURGERY

1B BRAMLEY AVENUE, CR5 2DR

16 min walk

87%

Recommend GP

87%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 3.6 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Frames Sports Bar (854 m)

No restaurants within 800m — nearest: Wood & Stone (839 m)

Nearest supermarketCostcutter · 4.5 km
2 tennis courts1 swimming pools

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)

1.4km

Post office

Nearby shops

Pindi Food & Wine1.2 km
Coulsdon News1.2 km

Nearby cafes

Poppy Cafe389 m
Jaconelli's Espresso Bar417 m
Full Monty Cafe795 m
Bella Art831 m

Nearby restaurants

Wood & Stone839 m
Mirchi Spice846 m
Thai Venue858 m
Wok Inn885 m

Nearby pubs

Frames Sports Bar854 m
The Pembroke1.0 km

Nearby health

Woodcote Medical922 m
Food hygiene (5-star)75% of 8

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

E

High street health

Registered businesses

J H SONOGRAPHER LTD
MAYHALL INVESTMENTS LIMITED

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score20/100
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

44.8

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,815m
Crossrail 2 route13,058m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,273 nationally

1,649

Est. population

1,540/km²

62%

Employed

48%

Degree educated

£44,000

Median income

2.0%

Claimant rate

SuburbanLow densityOwner occupiers / families

64

Community stability

Age profile

23%
13%
23%
20%
21%
Under 1823%
18–3413%
35–4923%
50–6420%
65+21%

Tenure

41%
48%
Own outright41%
Own (mortgage)48%
Private rent7%
Social rent3%

Ethnicity

74%
White British74%
White Other7%
Asian8%
Black6%
Mixed5%
Other1%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine11%
No car household8%
Unemployed2%
No qualifications10%

Housing tenure (Census 2021)

Private rent7%
Social rent3%

vs. London

Income vs London+4.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
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)
1
Largest scheme
55 homes · Hadleigh Garage, Hadleigh Garage, Reddown Road, Marlpit Lane, Coulsdon, CR5 2HA
Pipeline pressure
NONE

Named schemes (500m)

Hadleigh Garage, Hadleigh Garage, Reddown Road, Marlpit Lane, Coulsdon, CR5 2HA55 homes
completed
4 & 4B, 4 & 4B, Reddown Road, Coulsdon, CR5 1AX12 homes
completed
76, 76, Reddown Road, Coulsdon, CR5 1AL9 homes
completed
26, Fairdene Road, CR5 1RA7 homes
completed
37, 37, Reddown Road, Couldson, CR5 1AN7 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
18.1%
Ward turnout
39%
Election year
2022
MP
Chris Philp (Conservative)
MP majority
2,313
Constituency
Croydon South

Councillors

Ian James ParkerConservative
Mario CreaturaConservative
Luke Daniel ShortlandConservative

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Key facts for CR5 1AB

Full postcodeCR5 1AB
Postcode districtCR5
BoroughLondon Borough of Croydon
WardCoulsdon Town
Latitude51.311921
Longitude-0.138218
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