Old Coulsdon · Croydon · Croydon South constituency · 51.29889, -0.11426

CR5 1EQ— Old Coulsdon, Croydon

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

More green space than most of London

 

Schools 0%Safety 4/100Transport 15/100Low yield 3.37%

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
33
Safety
4
Schools
0
Transport
15
Environment
98
Investment
40

The bottom line

CR5 1EQ offers a green environment — strong value for Owner-occupiers 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 1EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.3% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for CR5 1EQ

🛡️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 high crime

“More green space than most of London”

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How CR5 1EQ 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 · 2 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 · 59 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 50900.0%

+670% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other38%
Violence & sexual offences31%
Anti-social behaviour17%
Vehicle crime6%
Drug offences4%
Burglary2%
Theft1%
Robbery1%

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: Purley Fire Station · 3.7km

Crime is +669% above London average

Property

Prices, sales volume and market trends

Avg floor area85.3 m²

EPC breakdown

D
3%
E
1%

Based on 4 properties · Confidence: low

Street mix

Semi 100%

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£213,250
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,546
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+6.4%

Total change

+436%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.7%

per year

Acceleration

-34.68

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£90k£90k+0%1
Post-dot-com plateau2002–2002£188k£188k+0%1
Pre-crash peak2007–2007£303k£303k+0%1
Brexit uncertainty2018–2018£438k£438k+0%1
Rate-rise correction2022–2022£480k£480k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Coulsdon South→ Victoria· 2 tph
30 min

Nearby stations

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

9

Walkability score

19

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)

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Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park261m
Santander docks (800m)0
Nearest cycle dock10.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 — 1.1 km

Energy

Solar: 849 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 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 · 2.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

34

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 (497 m)

Nearest supermarketCo-op Food · 2.1 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)

986m

Post office

Nearby shops

Hooks Dusk Til Dawn268 m
Londis290 m
Right Choice425 m
Old Coulsdon Local Village Store975 m

Nearby cafes

Cafe Shack252 m
Whyatts Coffee Shop967 m
Pistachios in the park1.0 km

Nearby restaurants

Glade Fisheries408 m
Village Kebab Pizza House415 m
Man Lee419 m
Danny's Fish & Chips993 m

Nearby pubs

The Fox497 m
Tudor Rose905 m

Nearby pharmacies

Old Coulsdon Pharmacy279 m
Holmes Pharmacy1.0 km

Nearby health

Taunton Lane Dental Practice423 m
Crossways Dental646 m
Old Coulsdon Medical Practice974 m
Food hygiene (5-star)72% of 18

Business

Local businesses registered here

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

High street

E

High street health

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 score19/100
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

29

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,433m
Crossrail 2 route15,049m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,014 nationally

1,482

Est. population

2,468/km²

54%

Employed

34%

Degree educated

£40,200

Median income

1.6%

Claimant rate

SuburbanLow densityOwner occupiers / families

66

Community stability

Age profile

19%
19%
22%
28%
Under 1819%
18–3412%
35–4919%
50–6422%
65+28%

Tenure

55%
38%
Own outright55%
Own (mortgage)38%
Private rent5%
Social rent1%
Shared ownership0%

Ethnicity

76%
White British76%
White Other7%
Asian8%
Black5%
Mixed4%
Other1%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine16%
No car household11%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Private rent5%
Social rent1%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
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)
5
Largest scheme
24 homes · Homefield House, 57, Homefield House, 57, Homefield Road, Coulsdon, CR5 1ET
Pipeline pressure
NONE

Named schemes (500m)

Homefield House, 57, Homefield House, 57, Homefield Road, Coulsdon, CR5 1ET24 homes
completed
48, Homefield Road, CR5 1ES4 homes
completed
225, 225, Coulsdon Road, Coulsdon, CR5 1EN2 homes
completed
R/o 67, R/o 67, Waddington Avenue, Coulsdon, CR5 1QJ1 homes
completed
61, 61, Taunton Lane, Coulsdon, CR5 1SH1 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 1EQ

Full postcodeCR5 1EQ
Postcode districtCR5
BoroughLondon Borough of Croydon
WardOld Coulsdon
Latitude51.298893
Longitude-0.114258
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