Old Coulsdon · Croydon · Croydon South constituency · 51.30364, -0.10919

CR5 1FE— Old Coulsdon, Croydon

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

The family fortress

 

Schools 100%Safety 79/100Transport 9/100Low yield 3.37%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
58
Safety
79
Schools
60
Transport
9
Environment
92
Investment
41

The bottom line

CR5 1FE offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 68 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR5 1FE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.3% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for CR5 1FE

🛡️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 1FE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Keston Primary School

Not yet inspected · 8 min walk

KS2: 106.7

—

Secondary

Oasis Academy Coulsdon

Not yet inspected · 6 min walk

P8: -0.11A8: 46.7

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 53 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

38.8 incidents per 1,000 residents

Better than 72% of London
↑ Rising 814.3%

from a low base — still below London average

-40% vs borough

Crime by type

Anti-social behaviour27%
Other27%
Violence & sexual offences19%
Drug offences14%
Burglary6%
Vehicle crime5%
Theft2%
Robbery2%

Stop & search

1.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Purley Fire Station · 3.3km

Crime is 40% below London average

Property

Prices, sales volume and market trends

Avg floor area85.8 m²

EPC breakdown

B
8%

Based on 8 properties · Confidence: low

Street mix

Semi 73%Detached 27%

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£214,500
Rebuild cost per m²£2,500/m²

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

Construction era2022
WallsAverage thermal transmittance 0.20 W/m²K
RoofAverage thermal transmittance 0.12 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,546
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2023 · CAGR

+3%

Total change

+74%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+54.72

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £600k–£700k · 11 sales

Property Type Mix

Total: 11 sales

Detached27.3%
Semi-detached72.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£345k£345k+0%1
Brexit uncertainty2018–2018£580k£580k+0%1
Pandemic surge2020–2020£1.32m£1.32m+0%1
Rate-rise correction2022–2023£600k£600k+0%4

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
Kenley

Nearby stations

KenleyNational Rail
30 min walk
Lloyd Park Tram StopTram
88 min walk
Coombe Lane Tram StopTram
89 min walk
Gravel Hill Tram StopTram
91 min walk
New Addington Tram StopTram
97 min walk
No bus stops within 400m

2

Walkability score

3

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★68 min
Victoria79 min ↑
Waterloo84 min ↑
Canary Wharf83 min ↑
City78 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park459m
Santander docks (800m)0
Nearest cycle dock10.4 km

Nearby car parks

🅿️
Wattenden Arms
683m

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: 20.3 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 — 1.5 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 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

9 min walk

86%

Recommend GP

86%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

Nearest hospitalCaterham Dene Hospital & Minor Injuries Unit · 2.8 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Wattenden Arms (653 m)

Nearest supermarketCo-op Food · 2.2 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)

845m

Post office

Nearby shops

Right Choice557 m
Londis657 m
Hooks Dusk Til Dawn658 m

Nearby cafes

Cafe Shack659 m

Nearby restaurants

Glade Fisheries493 m
Village Kebab Pizza House525 m
Man Lee539 m

Nearby pubs

Wattenden Arms653 m
Tudor Rose792 m
The Fox953 m

Nearby pharmacies

Old Coulsdon Pharmacy657 m

Nearby health

Taunton Lane Dental Practice551 m
Crossways Dental682 m
Old Coulsdon Medical Practice794 m
Food hygiene (5-star)80% of 5

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

WADDINGTON AVENUE 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 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

33.6

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,812m
Crossrail 2 route14,732m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,527 nationally

1,649

Est. population

3,611/km²

62%

Employed

35%

Degree educated

£40,200

Median income

2.1%

Claimant rate

SuburbanMedium densityOwner occupiers / families

64

Community stability

Age profile

23%
14%
21%
20%
22%
Under 1823%
18–3414%
35–4921%
50–6420%
65+22%

Tenure

45%
45%
Own outright45%
Own (mortgage)45%
Private rent7%
Social rent3%
Shared ownership0%

Ethnicity

79%
White British79%
White Other7%
Asian4%
Black3%
Mixed6%
Other1%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine14%
No car household13%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent7%
Social rent3%

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)
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)
10
Largest scheme
24 homes · Homefield House, 57, Homefield House, 57, Homefield Road, Coulsdon, CR5 1ET
Pipeline pressure
NONE

Named schemes (500m)

76 - 80 Waddington Avenue Coulsdon CR5 1QN, CR5 1QN9 homes
completed
34 Caterham Drive Coulsdon CR5 1JF, CR5 1JF6 homes
completed
121, 121, Waddington Avenue, Coulsdon, CR5 1QP5 homes
completed
76 And Land R/O 76-80, 76 And Land R/O 76-80, Keston Avenue, Coulsdon, CR5 1HN4 homes
completed
109, Waddington Avenue, CR5 1QP3 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 1FE

Full postcodeCR5 1FE
Postcode districtCR5
BoroughLondon Borough of Croydon
WardOld Coulsdon
Latitude51.303641
Longitude-0.109186
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