Location
Key facts for CR5 2AB
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for CR5 2AB
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Postcode Personality
“The hidden gem”
How CR5 2AB has changed
Schools
18 AprNearest schools and Ofsted ratings
Primary
Woodcote Primary School
Not yet inspected · 7 min walk
KS2: 106.8
Secondary
Woodcote High School
Not yet inspected · 9 min walk
Childcare
Childcare
Purley Nursery School
Not inspected · 32 min walk
3 primaries · 1 secondaries · 0 childcare — within 1km
Safety
5 JunCrime rates and local incidents
LOW CRIME
2.7 incidents per 1,000 residents
from a low base — still below London average
-83% vs borough
Crime by type
Road safety
99
Road safety score
1
Accidents (5yr)
Crime is 96% below London average
Property
1 MayPrices, sales volume and market trends
Low transaction volume — only 3 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.
£785,000
Median sale price
£785,000 is 51% above the London median (£520,000)
This year
Detached
Dominant type
Price history
EPC breakdown
Based on 38 properties · Confidence: high
Street mix
LHA rates — Outer South London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Market momentum
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Transport
1 MayPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
37
Walkability score
22
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)
Parking & EV
Car parks, spaces and charging points
9
Car parks (800m)
2
EV chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
22 AprFlood risk, air quality and noise
Nearest SSSI: Farthing Downs and Happy Valley SSSI — 2.8 km
Energy
Ground stability
Geology: DIAMICTON
Subsidence risk: Low
Shrink-swell: Low
Landslide records (2km): 2
Landslide susceptibility: Medium
Insurance risk
Cost band
Flood risk
Subsidence risk
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
BRAMLEY AVENUE SURGERY
1B BRAMLEY AVENUE, CR5 2DR
3 min walk
87%
Recommend GP
87%
Overall GP experience
1
GPs within 1km
4
Dentists within 1km
7
Care homes (1km)
Amenities
Shops, restaurants, parks and more
19
Parks (1km)
26
Restaurants (800m)
8
Cafes (800m)
1
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
5
Sports (1km)
2
Convenience
Nightlife (500m)
0
Nightclubs
1
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
1.2km
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby health
Business
Local businesses registered here
High street
EHigh street health
Registered businesses
+1 more
Investment
Investment grade, yield and market outlook
38
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Low gross yield (1.91%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
70.2
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
22 AprPopulation, deprivation and income
Decile 10/10
Least deprived
Index of Multiple Deprivation
Rank: 31,931 nationally
1,456
Est. population
5,251/km²
64%
Employed
49%
Degree educated
£50,600
Median income
2.4%
Claimant rate
62
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Councillors
Stamp Duty & Affordability Calculator
Stamp duty on median price (£785,000)
£26,750
Standard buyer
£26,750
First-time buyer
Affordability check — your annual salary
Deposit
Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.
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The bottom line
CR5 2AB offers low crime and fast broadband at £785,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catches: very high noise — check proximity to rail lines and 47 min to london bridge — above average for this zone.
Less suited to Car-free commuters.
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Compare Croydon with nearby boroughs:
What else could £785k buy?
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Frequently asked questions
Data freshness
When each data source was last updated
92%
Confidence score
11/12
Pillars populated