Old Coulsdon · Croydon · Croydon South constituency · 51.30252, -0.11808

CR5 1EJ— Old Coulsdon, Croydon

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

London's quiet achiever

 

Schools 0%Safety 77/100Transport 19/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
77
Schools
0
Transport
19
Environment
98
Investment
34

The bottom line

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

The catch: 48 min to london bridge — above average for this zone.

Less suited to Families.

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Location

CR5 1EJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.3% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for CR5 1EJ

🛡️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 1EJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

0

Education score

Poor for families
—

Primary

Keston Primary School

Not yet inspected · 3 min walk

KS2: 106.7

—

Secondary

Oasis Academy Coulsdon

Not yet inspected · 5 min walk

P8: -0.11A8: 46.7

0% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Purley Nursery School

Not inspected · 54 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.2 incidents per 1,000 residents

Better than 60% of London
↑ Rising 1366.7%

-18% vs borough

Crime by type

Other35%
Violence & sexual offences32%
Anti-social behaviour16%
Vehicle crime7%
Drug offences5%
Theft2%
Burglary2%
Robbery1%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

85

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Purley Fire Station · 3.3km

Crime is 18% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

CR5 district median

£426,000

Based on 63 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,309/m²
Price per ft²£400/ft²
Avg floor area113 m²

EPC breakdown

D
4%
E
4%

Based on 8 properties · Confidence: low

Street mix

Semi 73%Terraced 18%Detached 9%

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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£282,500
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, 250 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

1995–2025 · CAGR

+4.9%

Total change

+316%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.1%

per year

Acceleration

+9.17

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £500k–£600k · 11 sales

Property Type Mix

Total: 11 sales

Detached9.1%
Semi-detached72.7%
Terraced18.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£117k£156k+33.3%1.5
Post-dot-com plateau2001–2003£223k£304k+36.3%1
Pre-crash peak2007–2007£350k£350k+0%1
Brexit uncertainty2019–2019£490k£490k+0%1
Pandemic surge2021–2021£538k£538k+0%2
Rate-rise correction2022–2022£488k£488k+0%1
Current market2025–2025£487k£487k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position100

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
25 min walk
Lloyd Park Tram StopTram
92 min walk
Coombe Lane Tram StopTram
95 min walk
Gravel Hill Tram StopTram
97 min walk
Wandle Park Tram StopTram
99 min walk
No bus stops within 400m

18

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★48 min
Victoria59 min ↑
Waterloo63 min ↑
Canary Wharf63 min ↑
City58 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park551m
Santander docks (800m)0
Nearest cycle dock10.5 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 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: 20.4 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): 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

OLD COULSDON MEDICAL PRACTICE

2A COURT AVENUE, CR5 1HF

6 min walk

86%

Recommend GP

86%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

Nearest hospitalCaterham Dene Hospital & Minor Injuries Unit · 3.1 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 9.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Tudor Rose (433 m)

Nearest supermarketCo-op Food · 2.6 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

1

Libraries (1km)

0

Cinemas (2km)

515m

Post office

Nearby shops

Right Choice85 m
Londis213 m
Hooks Dusk Til Dawn236 m
Old Coulsdon Local Village Store505 m

Nearby cafes

Cafe Shack252 m
Whyatts Coffee Shop496 m
Pistachios in the park579 m

Nearby restaurants

Man Lee103 m
Village Kebab Pizza House116 m
Glade Fisheries148 m
Danny's Fish & Chips522 m

Nearby pubs

Tudor Rose433 m
The Fox980 m

Nearby pharmacies

Old Coulsdon Pharmacy225 m
Holmes Pharmacy547 m

Nearby health

Taunton Lane Dental Practice91 m
Crossways Dental166 m
Downland Surgery451 m
Old Coulsdon Medical Practice514 m
Food hygiene (5-star)59% of 27

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

NAKOF COMPANY LTD

Investment

Investment grade, yield and market outlook

34

Investment score

Weak

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
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

47.6

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,354m
Crossrail 2 route14,571m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,218 nationally

1,653

Est. population

4,862/km²

61%

Employed

33%

Degree educated

£40,200

Median income

2.1%

Claimant rate

SuburbanMedium densityOwner occupiers / families

63

Community stability

Age profile

26%
22%
20%
21%
Under 1826%
18–3412%
35–4922%
50–6420%
65+21%

Tenure

43%
44%
Own outright43%
Own (mortgage)44%
Private rent8%
Social rent6%

Ethnicity

75%
White British75%
White Other6%
Asian6%
Black5%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine15%
No car household15%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent8%
Social rent6%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
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)

ADJACENT, 112, ADJACENT, 112, TOLLERS LANE, CR3 1BD44 homes
completed
157A, 157A, Coulsdon Road, Coulsdon, CR5 1EG2 homes
completed
7, 7, The Crossways, Coulsdon, CR5 1LE2 homes
completed
225, 225, Coulsdon Road, Coulsdon, CR5 1EN2 homes
completed
Land adjacent to, 169, Land adjacent to, 169, Tollers Lane, CR5 1BJ2 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 1EJ

Full postcodeCR5 1EJ
Postcode districtCR5
BoroughLondon Borough of Croydon
WardOld Coulsdon
Latitude51.302516
Longitude-0.118084
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