Coulsdon Town · Croydon · Croydon South constituency · 51.30682, -0.14238

CR5 1AD— Coulsdon Town, Croydon

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

London's quiet achiever

 

Safety 81/100Transport 31/100Low yield 3.37%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
63
Safety
81
Schools
—
Transport
31
Environment
92
Investment
45

The bottom line

CR5 1AD offers low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 50 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR5 1AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
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 1AD

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

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Postcode Personality

🚇 Well-Connected🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How CR5 1AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

St Aidan's Catholic Primary School

Not yet inspected · 15 min walk

KS2: 107.4

—

Secondary

Woodcote High School

Not yet inspected · 33 min walk

P8: -0.08A8: 48.5

Childcare

Childcare

Purley Nursery School

Not inspected · 54 min walk

0 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 · 3.0km

Crime is 6% below London average

Property

Prices, sales volume and market trends

Avg floor area125.6 m²

EPC breakdown

C
1%
D
6%
E
2%
F
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 32%Detached 68%

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£314,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,009
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+5.1%

Total change

+280%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.8%

per year

Acceleration

-69.32

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 22 sales

Property Type Mix

Total: 22 sales

Detached68.2%
Semi-detached31.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£150k£162k+8%1
Post-dot-com plateau2001–2004£249k£380k+52.6%1.3
Pre-crash peak2005–2007£360k£393k+9%1.5
GFC & correction2009–2010£282k£318k+12.6%1.5
Help-to-Buy recovery2015–2015£455k£455k+0%1
Brexit uncertainty2017–2019£825k£700k-15.2%1
Pandemic surge2020–2021£595k£824k+38.5%2
Rate-rise correction2023–2023£570k£570k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Coulsdon South→ Victoria· 2 tph
30 min

Nearby stations

Coulsdon SouthNational Rail
13 min walk
Wandle Park Tram StopTram
96 min walk
Lloyd Park Tram StopTram
96 min walk
Church Street Tram StopTram
99 min walk
Waddon Marsh Tram StopTram
100 min walk
No bus stops within 400m

7

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★50 min
Victoria57 min ↑
Waterloo65 min ↑
Canary Wharf66 min ↑
City63 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park681m
Santander docks (800m)0
Nearest cycle dock10.2 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

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 20.0 km away✗ Not Green Belt✗ Not AONB82% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Farthing Downs and Happy Valley SSSI — 1.2 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 3

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

23 min walk

87%

Recommend GP

87%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 4.2 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 8.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketCostcutter · 5.0 km

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)

1.6km

Post office

Nearby cafes

Full Monty Cafe273 m
Poppy Cafe1.0 km
Jaconelli's Espresso Bar1.0 km

Nearby gyms

Netherne Village Football and Social Club1.0 km
Food hygiene (5-star)100% of 2

Business

Local businesses registered here

Active businesses
4
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

BLACKWING HOLDINGS LTD
HEATHERVFX LTD
REIMAGINE VFX LTD
XL RIGGING LIMITED

Investment

Investment grade, yield and market outlook

45

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

35.8

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,382m
Crossrail 2 route13,490m

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

Inner cityLow 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)
1
Planning apps (3 years)
2
Borough approval rate
68%
Historic landfill (400m)
1
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
17 homes · 1-4, 1-4, Woodfield Close, Coulsdon, CR5 3EQ
Pipeline pressure
NONE

Named schemes (500m)

Birchfield & Springbank, Birchfield & Springbank, Brighton Road, Coulsdon, CR5 3EA15 homes
completed
Land North of Junction of, Land North of Junction of, Woodplace Lane, Brighton Road, Coulsdon, CR5 3EA9 homes
completed
Land Adj. 260, Land Adj. 260, Brighton Road, Coulsdon, CR5 3EH9 homes
completed
76, 76, Reddown Road, Coulsdon, CR5 1AL9 homes
completed
116 Reddown Road Coulsdon CR5 1AL, CR5 1AL8 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 1AD

Full postcodeCR5 1AD
Postcode districtCR5
BoroughLondon Borough of Croydon
WardCoulsdon Town
Latitude51.306816
Longitude-0.142384
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