Coulsdon Town · Croydon · Croydon South constituency · 51.32576, -0.13209

CR5 2BA— Coulsdon Town, Croydon

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

Urban convenience personified

 

Schools 50%Safety 76/100Transport 43/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Most buyers

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
53
Safety
76
Schools
30
Transport
43
Environment
69
Investment
40

The bottom line

CR5 2BA offers low crime and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

CR5 2BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.0% vs London avg
vs London crime+45.0% vs London avg

Deep-dive guides for CR5 2BA

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

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Postcode Personality

🚇 Well-Connected🔒 Very Safe

“Urban convenience personified”

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How CR5 2BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

Woodcote Primary School

Not yet inspected · Inspected May 2025 · 8 min walk

KS2: 106.8

—

Secondary

Woodcote High School

Not yet inspected · 10 min walk

P8: -0.08A8: 48.5

50% 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 · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

94.3 incidents per 1,000 residents

Higher crime than 71% of London
→ Stable

+45% vs borough

Crime by type

Other33%
Violence & sexual offences28%
Anti-social behaviour13%
Vehicle crime7%
Burglary7%
Drug offences5%
Robbery5%
Theft2%

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Purley Fire Station · 830m

Crime is +45% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£3,472/m²
Price per ft²£323/ft²
Avg floor area64.8 m²

EPC breakdown

B
7%
C
37%
D
17%
E
4%

Based on 65 properties · Confidence: high

Street mix

Semi 21%Detached 10%Flat 69%

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£162,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+2.1%

Total change

+91%

Market Activity

Price Velocity & Acceleration

Current Velocity

-56.5%

per year

Acceleration

-206.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 77 sales

Property Type Mix

Total: 77 sales

Detached10.4%
Semi-detached20.8%
Flat/maisonette68.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£125k£89k-28.8%2.7
Post-dot-com plateau2001–2004£94k£146k+56.1%2.5
Pre-crash peak2005–2007£165k£303k+84.5%5.3
GFC & correction2008–2012£360k£259k-28.2%2.7
Help-to-Buy recovery2013–2015£204k£210k+3.2%2.7
Brexit uncertainty2017–2019£235k£202k-14.1%1.7
Pandemic surge2020–2020£338k£338k+0%2
Rate-rise correction2023–2023£245k£245k+0%7
Current market2024–2026£220k£239k+8.6%1.7

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+-0.5% alpha

Weakest performer

Flat/maisonette

-0.9% alpha

Semi-detached-0.5% α
Local
7.6%
District
8.1%
Flat/maisonette-0.9% α
Local
4.8%
District
5.7%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing10
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Coulsdon TownNational Rail
6 min walk
Wandle Park Tram StopTram
68 min walk
Lloyd Park Tram StopTram
70 min walk
Church Street Tram StopTram
71 min walk
Reeves Corner Tram StopTram
72 min walk
No bus stops within 400m

12

Walkability score

10

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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park303m
Santander docks (800m)0
Nearest cycle dock8.9 km

Nearby car parks

🅿️
Waitrose Customer Car Park· no
582m
🅿️
Aldi Public Car Park· yes
678m

Connectivity

Broadband and mobile coverage

100%

Full fibre

79%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed416 Mbps
Median download410 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 95% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.9 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 13%
Below average green space

Nearest SSSI: Farthing Downs and Happy Valley SSSI — 2.9 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

4

Dentists within 1km

7

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.0 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

13

Parks (1km)

13

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Pembroke (706 m)

Nearest supermarketSainsbury's · 3.8 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)

1.6km

Post office

Nearby shops

Choice Food & Wine445 m
Pindi Food & Wine478 m
Coulsdon News482 m
Vithu's Food & Wine877 m

Nearby cafes

Cafe Time443 m
Nonna Rosa's Deli Cafe498 m
Urban Fuse598 m
Caffè Nero628 m

Nearby restaurants

Pizza Hut Delivery411 m
Sichuan Garden433 m
Flamingo Kebab439 m
Star Chippy450 m

Nearby pubs

The Pembroke706 m
Frames Sports Bar850 m

Nearby gyms

87 Fight942 m

Nearby health

Ivory Dental15 m
The Coulsdon Medical Practice301 m
Coulsdon Dental Clinic343 m
Bramley Avenue Surgery642 m
Food hygiene (5-star)61% of 31

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

24 BRIGHTON ROAD FREEHOLD LIMITED
AA ONTIME LTD
PENET ESSENTIALS LTD
RELIABLE24 LIMITED
SZULSTER TRANSPORT LTD

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

High

Demand

Low

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

49

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,572m
Crossrail 2 route11,817m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,199 nationally

2,597

Est. population

7,457/km²

68%

Employed

45%

Degree educated

£42,000

Median income

7.0%

Claimant rate

Inner cityHigh densityEstablished mixed

42

Community stability

Age profile

27%
25%
24%
Under 1827%
18–3425%
35–4924%
50–6413%
65+11%

Tenure

17%
34%
26%
14%
Own outright17%
Own (mortgage)34%
Private rent26%
Social rent14%
Shared ownership9%
Rent free0%

Ethnicity

45%
18%
16%
White British45%
White Other10%
Asian18%
Black16%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine14%
No car household29%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent26%
Social rent14%

vs. London

Income vs London0.0%

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)
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)
32
Largest scheme
94 homes · 127, 127, Brighton Road, Station Approach Road, Coulsdon, CR5 2NJ
Pipeline pressure
NONE

Named schemes (500m)

5-7 & Industrial Estate, 9, 5-7 & Industrial Estate, 9, Leaden Hill, Coulsdon, CR5 2BQ75 homes
completed
76-82, 76-82, BRIGHTON ROAD, CR3 2BB34 homes
completed
213,215 & 227, 213,215 & 227, BRIGHTON ROAD, CR815 homes
completed
213,215,217, & 217A, 213,215,217, & 217A, BRIGHTON ROAD, CR814 homes
completed
34-36, 34-36, BRIGHTON ROAD, CR312 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 2BA

Full postcodeCR5 2BA
Postcode districtCR5
BoroughLondon Borough of Croydon
WardCoulsdon Town
Latitude51.325762
Longitude-0.132088
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