Coulsdon Town · Croydon · Croydon South constituency · 51.32807, -0.13418

CR5 2AU— Coulsdon Town, Croydon

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

One of London's quieter, safer enclaves

 

Schools 0%Safety 78/100Transport 35/100Low yield 2.79%

Best for: Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
50
Safety
78
Schools
0
Transport
35
Environment
69
Investment
32

The bottom line

CR5 2AU offers low crime and fast broadband at £537,500 median — a strong choice for Owner-occupiers.

Less suited to Families.

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Location

CR5 2AU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+3.4% vs London avg
vs London income+20.5% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for CR5 2AU

🛡️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 2AU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

0

Education score

Poor for families
—

Primary

Woodcote Primary School

Not yet inspected · Inspected May 2025 · 5 min walk

KS2: 106.8

—

Secondary

Woodcote High School

Not yet inspected · 7 min walk

P8: -0.08A8: 48.5

0% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Purley Nursery School

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.8 incidents per 1,000 residents

Better than 65% of London
↑ Rising 6700.0%

from a low base — still below London average

-28% vs borough

Crime by type

Violence & sexual offences32%
Vehicle crime29%
Anti-social behaviour16%
Other13%
Burglary7%
Drug offences1%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Purley Fire Station · 755m

Crime is 28% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£537,500

Median sale price

Above London median by 3%

£537,500 is 3% above the London median (£520,000)

+35.0%

This year

Semi-detached

Dominant type

Price history

5-year change
-37.5%
Sales (24 months)7
New build0.0%
Avg detached£641,500
Avg semi-detached£537,500
Price per m²£4,377/m²
Price per ft²£407/ft²
Avg floor area122.2 m²

EPC breakdown

B
1%
C
3%
D
14%
E
5%
F
2%

Based on 25 properties · Confidence: medium

Street mix

Semi 53%Detached 47%

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

Stamp duty

Standard buyer£14,375
First-time buyerFTB
£5,625
Additional propertyBTL/2nd
£30,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.6×

Price-to-income

£2,689/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£305,500
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
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.2%

Total change

+546%

Market Activity

Price Velocity & Acceleration

Current Velocity

+45.7%

per year

Acceleration

+37.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 49 sales

Property Type Mix

Total: 49 sales

Detached46.9%
Semi-detached53.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£130k£250k+92.3%1.8
Post-dot-com plateau2001–2003£225k£313k+38.9%2.3
Pre-crash peak2005–2007£300k£328k+9.2%2.3
GFC & correction2008–2011£320k£380k+18.8%2.5
Help-to-Buy recovery2013–2015£335k£745k+122.4%1.7
Brexit uncertainty2017–2019£815k£464k-43.1%1.3
Pandemic surge2021–2021£860k£860k+0%1
Rate-rise correction2022–2023£641k£540k-15.7%1
Current market2024–2026£532k£840k+58%2.3

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.3% alpha

Weakest performer

Detached

-1.2% alpha

Semi-detached+0.3% α
Local
5.9%
District
5.6%
Detached-1.2% α
Local
5.6%
District
6.8%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
8 min walk
Wandle Park Tram StopTram
66 min walk
Lloyd Park Tram StopTram
69 min walk
Church Street Tram StopTram
69 min walk
Waddon Marsh Tram StopTram
70 min walk
No bus stops within 400m

9

Walkability score

3

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park516m
Santander docks (800m)0
Nearest cycle dock8.7 km

Nearby car parks

🅿️
Waitrose Customer Car Park· no
720m

Connectivity

Broadband and mobile coverage

100%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed461 Mbps
Median download434 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: 17.6 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 10%
Less green space than 78% of London

Nearest SSSI: Farthing Downs and Happy Valley SSSI — 3.2 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

9 min walk

87%

Recommend GP

87%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

9

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 1.9 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

16

Parks (1km)

9

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Pembroke (849 m)

Nearest supermarketSainsbury's · 3.5 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)

1.5km

Post office

Nearby shops

Coulsdon News652 m
Pindi Food & Wine659 m
Choice Food & Wine738 m
Vithu's Food & Wine806 m

Nearby cafes

Cafe Time630 m
Nonna Rosa's Deli Cafe666 m
Polly's Cafe759 m
Urban Fuse772 m

Nearby restaurants

Pizza Hut Delivery585 m
Sichuan Garden621 m
Flamingo Kebab626 m
La Scarpetta645 m

Nearby pubs

The Pembroke849 m
Frames Sports Bar1.0 km

Nearby health

Ivory Dental294 m
The Coulsdon Medical Practice490 m
Coulsdon Dental Clinic524 m
Bramley Avenue Surgery684 m
Food hygiene (5-star)65% of 26

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

A1 HOME SERVICES LTD
ASHA J LTD
BIOME HEALTH LTD
CHAI CART LTD
JADE HOMES LTD

+7 more

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.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score12/100
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

43

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,541m
Crossrail 2 route11,522m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,741 nationally

1,454

Est. population

4,440/km²

62%

Employed

52%

Degree educated

£50,600

Median income

3.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

64

Community stability

Age profile

23%
18%
19%
22%
18%
Under 1823%
18–3418%
35–4919%
50–6422%
65+18%

Tenure

39%
51%
Own outright39%
Own (mortgage)51%
Private rent8%
Social rent1%
Shared ownership0%

Ethnicity

47%
27%
White British47%
White Other6%
Asian27%
Black11%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine10%
No car household9%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Private rent8%
Social rent1%

vs. London

Income vs London+20.5%
Price vs London+3.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
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)
25
Largest scheme
94 homes · 127, 127, Brighton Road, Station Approach Road, Coulsdon, CR5 2NJ
Pipeline pressure
NONE

Named schemes (500m)

34-36, 34-36, BRIGHTON ROAD, CR312 homes
completed
10, Smitham Downs Road, CR8 4NA9 homes
completed
16, Smitham Downs Road, CR8 4NB9 homes
completed
James Court, 58, Brighton Road, CR5 2FJ9 homes
completed
6A, 6A, The Drive, Coulsdon, CR5 2BL9 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£537,500)

£14,375

Standard buyer

£5,625

First-time buyer

Save £8,750

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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Key facts for CR5 2AU

Full postcodeCR5 2AU
Postcode districtCR5
BoroughLondon Borough of Croydon
WardCoulsdon Town
Latitude51.328071
Longitude-0.134176
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