Coulsdon Town · Croydon · Croydon South constituency · 51.32684, -0.13721

CR5 2AD— Coulsdon Town, Croydon

Location and area intelligence for CR5 2AD, Coulsdon Town, Croydon

One of London's quieter, safer enclaves

 

Bottom 25% LondonSafety 84/100Transport 37/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak schools

Liveability
71
Safety
84
Schools
—
Transport
37
Environment
69
Investment
32

The bottom line

CR5 2AD offers low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

CR5 2AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+20.5% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for CR5 2AD

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

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Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

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How CR5 2AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Woodcote Primary School

Not yet inspected · Inspected May 2025 · 4 min walk

KS2: 106.8

—

Secondary

Woodcote High School

Not yet inspected · 6 min walk

P8: -0.08A8: 48.5

Childcare

Childcare

Purley Nursery School

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.0 incidents per 1,000 residents

Better than 68% of London
→ Stable

-32% vs borough

Crime by type

Other30%
Violence & sexual offences27%
Burglary11%
Anti-social behaviour9%
Vehicle crime9%
Robbery8%
Drug offences3%
Theft3%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Purley Fire Station · 1.0km

Crime is 32% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£4,562/m²
Price per ft²£424/ft²
Avg floor area139.9 m²

EPC breakdown

C
1%
D
7%
E
3%
F
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 26%Detached 63%Flat 11%

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£349,750
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,009
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5%

Total change

+315%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.0%

per year

Acceleration

-2.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £125k–£150k · 19 sales

Property Type Mix

Total: 19 sales

Detached63.2%
Semi-detached26.3%
Flat/maisonette10.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£149k£288k+93%1.4
Post-dot-com plateau2002–2004£250k£355k+42%1
Pre-crash peak2005–2005£145k£145k+0%1
Help-to-Buy recovery2013–2016£456k£725k+59%1
Current market2024–2025£681k£620k-9%3.5

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0.2% alpha

Detached+0.2% α
Local
6.2%
District
6%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Coulsdon Town

Nearby stations

Coulsdon TownNational Rail
7 min walk
Wandle Park Tram StopTram
68 min walk
Church Street Tram StopTram
71 min walk
Lloyd Park Tram StopTram
72 min walk
Waddon Marsh Tram StopTram
72 min walk
No bus stops within 400m

15

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★43 min
Victoria55 min ↑
Waterloo58 min ↑
Canary Wharf59 min ↑
City56 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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park429m
Santander docks (800m)0
Nearest cycle dock8.8 km

Nearby car parks

🅿️
Waitrose Customer Car Park· no
535m
🅿️
Aldi Public Car Park· yes
680m

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: 10.0 µg/m³
Better than 95% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.8 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Farthing Downs and Happy Valley SSSI — 3.1 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 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 yield848.6 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BRAMLEY AVENUE SURGERY

1B BRAMLEY AVENUE, CR5 2DR

6 min walk

87%

Recommend GP

87%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

9

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.2 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

22

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Pembroke (658 m)

Nearest supermarketSainsbury's · 3.6 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)

1.3km

Post office

Nearby shops

Coulsdon News499 m
Pindi Food & Wine516 m
Choice Food & Wine787 m

Nearby cafes

Cafe Time494 m
Nonna Rosa's Deli Cafe510 m
Caffè Nero606 m
Urban Fuse610 m

Nearby restaurants

Pizza Hut Delivery447 m
Sichuan Garden488 m
Flamingo Kebab492 m
La Scarpetta505 m

Nearby pubs

The Pembroke658 m
Frames Sports Bar821 m

Nearby health

Ivory Dental386 m
The Coulsdon Medical Practice387 m
Coulsdon Dental Clinic406 m
Bramley Avenue Surgery450 m
Food hygiene (5-star)65% of 62

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

BRITCHANCE LIMITED
DESIGN BUILD 4U LTD
SNATCHI LTD
YIPPEE GO! LIMITED

Investment

Investment grade, yield and market outlook

32

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 score24/100
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

57.3

Price growth score

C
Low

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,793m
Crossrail 2 route11,556m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,931 nationally

1,456

Est. population

5,251/km²

64%

Employed

49%

Degree educated

£50,600

Median income

1.9%

Claimant rate

SuburbanMedium densityOwner occupiers / families

62

Community stability

Age profile

23%
15%
20%
24%
18%
Under 1823%
18–3415%
35–4920%
50–6424%
65+18%

Tenure

42%
46%
Own outright42%
Own (mortgage)46%
Private rent11%
Social rent1%
Shared ownership0%

Ethnicity

58%
20%
White British58%
White Other8%
Asian20%
Black6%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine11%
No car household7%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent11%
Social rent1%

vs. London

Income vs London+20.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
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
8
Under construction
0
Completed (3yr)
32
Largest scheme
94 homes · 127, 127, Brighton Road, Station Approach Road, Coulsdon, CR5 2NJ
Pipeline pressure
LOW

Named schemes (500m)

76-82, 76-82, BRIGHTON ROAD, CR3 2BB34 homes
completed
96-98 Brighton Road Coulsdon CR5 2YS, CR5 2YS10 homes
completed
James Court, 58, Brighton Road, CR5 2FJ9 homes
completed
37 Smitham Downs Road Purley CR8 4NG, CR8 4NG9 homes
completed
105, Woodcote Grove Road, CR5 2AN9 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
18.1%
Ward turnout
39%
Election year
2022
MP
Chris Philp (Conservative)
MP majority
2,313
Constituency
Croydon South

Councillors

Ian James ParkerConservative
Mario CreaturaConservative
Luke Daniel ShortlandConservative

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Key facts for CR5 2AD

Full postcodeCR5 2AD
Postcode districtCR5
BoroughLondon Borough of Croydon
WardCoulsdon Town
Latitude51.326842
Longitude-0.137212
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