Coulsdon Town · Croydon · Croydon South constituency · 51.32669, -0.13311

CR5 2BL— Coulsdon Town, Croydon

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

One of London's quieter, safer enclaves

 

Schools 0%Safety 78/100Transport 37/100Low yield 3.16%

Best for: Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
53
Safety
78
Schools
0
Transport
37
Environment
69
Investment
38

The bottom line

CR5 2BL offers low crime and fast broadband at £475,000 median — a strong choice for Owner-occupiers.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how CR5 2BL scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how CR5 2BL meets your needs.

Location

CR5 2BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-8.7% vs London avg
vs London income+20.5% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for CR5 2BL

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare CR5 2BL with:

Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

Share:WhatsAppShare on X

How CR5 2BL 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 · 7 min walk

KS2: 106.8

—

Secondary

Woodcote High School

Not yet inspected · 9 min walk

P8: -0.08A8: 48.5

0% of local schools rated Good or Outstanding · based on 4 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

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)

0

Incidents (5yr)

Nearest station: Purley Fire Station · 797m

Crime is 28% below London average

Property

2 Jul

Prices, sales volume and market trends

£475,000

Median sale price

9% below London median

£475,000 is 9% below the London median (£520,000)

+59.3%

This year

Detached

Dominant type

Price history

5-year change
-4.0%
Sales (24 months)11
New build0.0%
Avg detached£787,067
Avg flat£400,000
Price per m²£3,526/m²
Price per ft²£328/ft²
Avg floor area132.7 m²

EPC breakdown

B
13%
C
16%
D
17%
E
12%
F
3%

Based on 61 properties · Confidence: high

Street mix

Semi 18%Detached 60%Flat 20%Other 3%

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£11,250
First-time buyerFTB
£2,500
Additional propertyBTL/2nd
£25,500

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

9.4×

Price-to-income

£2,376/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£331,750
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

1997–2025 · CAGR

+3.2%

Total change

+144%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.1%

per year

Acceleration

+3.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 75 sales

Property Type Mix

Total: 75 sales

Detached61.3%
Semi-detached18.7%
Flat/maisonette20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£170k£210k+23.6%3.5
Post-dot-com plateau2001–2003£385k£385k+0.1%2.7
Pre-crash peak2006–2007£565k£575k+1.8%2
GFC & correction2008–2012£360k£338k-6%1.6
Help-to-Buy recovery2013–2015£410k£550k+34.1%2.7
Brexit uncertainty2017–2019£630k£648k+2.9%1.3
Pandemic surge2020–2021£495k£495k+0%7.5
Rate-rise correction2022–2023£650k£740k+13.8%1.5
Current market2024–2025£540k£415k-23.1%5.5

Price Trajectory by Type

DetachedSemi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.6% alpha

Weakest performer

Semi-detached

-1.3% alpha

Flat/maisonette+3.6% α
Local
1%
District
-2.6%
Detached+1.3% α
Local
6.7%
District
5.4%
Semi-detached-1.3% α
Local
5.2%
District
6.5%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing11
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
67 min walk
Lloyd Park Tram StopTram
69 min walk
Church Street Tram StopTram
70 min walk
Waddon Marsh Tram StopTram
71 min walk
No bus stops within 400m

13

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 park372m
Santander docks (800m)0
Nearest cycle dock8.9 km

Nearby car parks

🅿️
Waitrose Customer Car Park· no
617m
🅿️
Aldi Public Car Park· yes
732m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed494 Mbps
Median download448 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: 17.8 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Farthing Downs and Happy Valley SSSI — 3.0 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

8

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)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Pembroke (746 m)

Nearest supermarketSainsbury's · 3.7 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)

1.7km

Post office

Nearby shops

Coulsdon News531 m
Pindi Food & Wine533 m
Choice Food & Wine570 m
Vithu's Food & Wine846 m

Nearby cafes

Cafe Time501 m
Nonna Rosa's Deli Cafe547 m
Urban Fuse652 m
Caffè Nero673 m

Nearby restaurants

Pizza Hut Delivery461 m
Sichuan Garden491 m
Flamingo Kebab496 m
La Scarpetta517 m

Nearby pubs

The Pembroke746 m
Frames Sports Bar900 m

Nearby gyms

87 Fight910 m

Nearby health

Ivory Dental126 m
The Coulsdon Medical Practice355 m
Coulsdon Dental Clinic395 m
Bramley Avenue Surgery633 m
Food hygiene (5-star)61% of 36

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

ENGAGECOM LTD
JCK BUSINESS SOLUTIONS LIMITED
MEDIHIRE LIMITED
OREGON CARE LIMITED
POLI ENGINEERING LIMITED

+6 more

Investment

Investment grade, yield and market outlook

38

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
3.2% (average)London avg: 3.8%Below average yield — bottom 58%
Gentrification score21/100
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

58.2

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,570m
Crossrail 2 route11,693m

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-8.7%

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)

76-82, 76-82, BRIGHTON ROAD, CR3 2BB34 homes
completed
213,215 & 227, 213,215 & 227, BRIGHTON ROAD, CR815 homes
completed
34-36, 34-36, BRIGHTON ROAD, CR312 homes
completed
1, Smitham Downs Road, CR8 4NH9 homes
completed
13, 13, South Drive, Coulsdon, CR5 2BJ9 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 (£475,000)

£11,250

Standard buyer

£2,500

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.

Live in CR5 2BL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for CR5 2BL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

What else could £475k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track CR5 2BL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for CR5 2BL

Full postcodeCR5 2BL
Postcode districtCR5
BoroughLondon Borough of Croydon
WardCoulsdon Town
Latitude51.326687
Longitude-0.133113
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