Old Coulsdon · Croydon · Croydon South constituency · 51.29867, -0.11777

CR5 1EE— Old Coulsdon, Croydon

Location and area intelligence for CR5 1EE, Old Coulsdon, Croydon

London's quiet achiever

 

Schools 0%Safety 84/100Transport 15/100Low yield 3.37%

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
39
Safety
84
Schools
0
Transport
15
Environment
98
Investment
40

The bottom line

CR5 1EE offers low crime and a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: 54 min to london bridge — above average for this zone.

Less suited to Families.

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Location

CR5 1EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: FairInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.3% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for CR5 1EE

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How CR5 1EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

0

Education score

Poor for families
—

Primary

Keston Primary School

Not yet inspected · 8 min walk

KS2: 106.7

—

Secondary

Oasis Academy Coulsdon

Not yet inspected · 4 min walk

P8: -0.11A8: 46.7

0% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Purley Nursery School

Not inspected · 60 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.4 incidents per 1,000 residents

Better than 63% of London
→ Stable

-24% vs borough

Crime by type

Anti-social behaviour28%
Violence & sexual offences27%
Other25%
Vehicle crime7%
Drug offences6%
Theft3%
Burglary3%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Purley Fire Station · 3.7km

Crime is 24% below London average

Property

Prices, sales volume and market trends

Avg floor area57.3 m²

EPC breakdown

C
5%
D
6%

Based on 11 properties · Confidence: medium

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£143,250
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
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2021 · CAGR

+5.1%

Total change

+112%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.3%

per year

Acceleration

-34.39

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 3 sales

Property Type Mix

Total: 3 sales

Semi-detached66.7%
Terraced33.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£260k£260k+0%1
Brexit uncertainty2017–2017£426k£426k+0%1
Pandemic surge2021–2021£550k£550k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Coulsdon SouthNational Rail
30 min walk
Lloyd Park Tram StopTram
97 min walk
Coombe Lane Tram StopTram
99 min walk
Gravel Hill Tram StopTram
101 min walk
Wandle Park Tram StopTram
104 min walk
No bus stops within 400m

11

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★54 min
Victoria69 min ↑
Waterloo70 min ↑
Canary Wharf69 min ↑
City64 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 park504m
Santander docks (800m)0
Nearest cycle dock10.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

20%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed180 Mbps
Median download199 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 riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Farthing Downs and Happy Valley SSSI — 0.9 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

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

OLD COULSDON MEDICAL PRACTICE

2A COURT AVENUE, CR5 1HF

11 min walk

86%

Recommend GP

86%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

Nearest hospitalCaterham Dene Hospital & Minor Injuries Unit · 2.8 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Fox (645 m)

Nearest supermarketCo-op Food · 2.3 km
2 tennis courts

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)

937m

Post office

Nearby shops

Hooks Dusk Til Dawn205 m
Londis223 m
Right Choice412 m
Old Coulsdon Local Village Store928 m

Nearby cafes

Cafe Shack193 m
Whyatts Coffee Shop919 m
Pistachios in the park1.0 km

Nearby restaurants

Man Lee417 m
Village Kebab Pizza House421 m
Glade Fisheries433 m
Danny's Fish & Chips944 m

Nearby pubs

The Fox645 m
Tudor Rose856 m

Nearby pharmacies

Old Coulsdon Pharmacy214 m
Holmes Pharmacy966 m

Nearby health

Taunton Lane Dental Practice413 m
Crossways Dental588 m
Downland Surgery760 m
Old Coulsdon Medical Practice941 m
Food hygiene (5-star)58% of 12

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
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

BUTTERFLIES TODDLES & NATURE PRE-SCHOOL CLUB LTD
INTERIOR FITOUT SOLUTIONS LTD

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score12/100
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

2.1

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,627m
Crossrail 2 route14,969m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,921 nationally

1,357

Est. population

4,407/km²

53%

Employed

27%

Degree educated

£40,200

Median income

5.8%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

51

Community stability

Age profile

28%
17%
18%
19%
19%
Under 1828%
18–3417%
35–4918%
50–6419%
65+19%

Tenure

20%
26%
46%
Own outright20%
Own (mortgage)26%
Private rent7%
Social rent46%
Shared ownership0%
Rent free1%

Ethnicity

60%
16%
White British60%
White Other7%
Asian6%
Black16%
Mixed10%
Other1%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine27%
No car household31%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Social rent46%
Private rent7%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (3 years)
2
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)
2
Largest scheme
44 homes · ADJACENT, 112, ADJACENT, 112, TOLLERS LANE, CR3 1BD
Pipeline pressure
NONE

Named schemes (500m)

225, 225, Coulsdon Road, Coulsdon, CR5 1EN2 homes
completed
Land adjacent to, 169, Land adjacent to, 169, Tollers Lane, CR5 1BJ2 homes
completed
23A, 23A, Taunton Lane, CR5 1SG1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
30.9%
Ward turnout
46%
Election year
2022
MP
Chris Philp (Conservative)
MP majority
2,313
Constituency
Croydon South

Councillors

Margaret BirdConservative
Nikhil Sherine ThampiConservative

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Key facts for CR5 1EE

Full postcodeCR5 1EE
Postcode districtCR5
BoroughLondon Borough of Croydon
WardOld Coulsdon
Latitude51.298671
Longitude-0.117768
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