Coulsdon Town · Croydon · Croydon South constituency · 51.32420, -0.14220

CR5 2EB— Coulsdon Town, Croydon

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

London's quiet achiever

 

Top 13% LondonSafety 84/100Transport 35/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
72
Safety
84
Schools
—
Transport
35
Environment
88
Investment
32

The bottom line

CR5 2EB offers low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 46 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR5 2EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for CR5 2EB

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How CR5 2EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Smitham Primary School

Not yet inspected · 8 min walk

KS2: 107.2

—

Secondary

Woodcote High School

Not yet inspected · 9 min walk

P8: -0.08A8: 48.5

Childcare

Childcare

Purley Nursery School

Not inspected · 35 min walk

3 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Purley Fire Station · 1.5km

Crime is 32% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,913/m²
Price per ft²£549/ft²
Avg floor area163.7 m²

EPC breakdown

C
1%
D
7%
E
2%

Based on 10 properties · Confidence: medium

Street mix

Semi 4%Detached 96%

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£409,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
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

+6.7%

Total change

+563%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.4%

per year

Acceleration

+29.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 23 sales

Property Type Mix

Total: 23 sales

Detached95.7%
Semi-detached4.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£146k£199k+36.3%1
Post-dot-com plateau2001–2004£285k£408k+43%2.7
Pre-crash peak2006–2007£460k£410k-10.9%2
Brexit uncertainty2017–2019£835k£685k-18%1.7
Rate-rise correction2023–2023£720k£720k+0%2
Current market2025–2025£968k£968k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-0.1% alpha

Detached-0.1% α
Local
4.3%
District
4.4%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

15out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing4
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Smitham (Coulsdon Town)National Rail
7 min walk
Wandle Park Tram StopTram
73 min walk
Church Street Tram StopTram
76 min walk
Waddon Marsh Tram StopTram
77 min walk
Lloyd Park Tram StopTram
77 min walk
No bus stops within 400m

20

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★46 min
Victoria57 min ↑
Waterloo61 min ↑
Canary Wharf62 min ↑
City59 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

10

Car parks (800m)

2

EV chargers (800m)

Nearest car park377m
Santander docks (800m)0
Nearest cycle dock9.0 km

Nearby car parks

🅿️
Waitrose Customer Car Park· no
378m
🅿️
Aldi Public Car Park· yes
502m
🅿️
Lion Green Pay & Display Car Park· yes
581m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.1 km away✗ Not Green Belt✗ Not AONB67% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Farthing Downs and Happy Valley SSSI — 2.8 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

1 min walk

87%

Recommend GP

87%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.6 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

16

Parks (1km)

26

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Pembroke (425 m)

Nearest supermarketCostcutter · 3.2 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)

922m

Post office

Nearby shops

Coulsdon News451 m
Pindi Food & Wine479 m
Coughlans838 m
I Calabresi848 m

Nearby cafes

Caffè Nero434 m
Grumpy Goose435 m
Nonna Rosa's Deli Cafe446 m
Cafe Oasis471 m

Nearby restaurants

Pizza 2 Night429 m
Coulsdon Grill429 m
Favorite Chicken & Ribs434 m
Morley's435 m

Nearby pubs

The Pembroke425 m
Frames Sports Bar554 m
The Smuggler's Inn824 m

Nearby pharmacies

Valley Pharmacy804 m

Nearby health

Bramley Avenue Surgery154 m
Coulsdon Dental Clinic491 m
The Coulsdon Medical Practice514 m
Woodcote Medical566 m
Food hygiene (5-star)59% of 61

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

DIMA SOLUTIONS LTD
KP RISK CONSULTING LTD
REX HOLDINGS LIMITED
TH & DR PROPERTIES 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 score25/100
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

56.7

Price growth score

C
Low

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,247m
Crossrail 2 route11,687m

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
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
3
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)
9
Largest scheme
94 homes · 127, 127, Brighton Road, Station Approach Road, Coulsdon, CR5 2NJ
Pipeline pressure
LOW

Named schemes (500m)

38-42, 38-42, BRAMLEY AVENUE, CR3 2DP13 homes
completed
40, Woodcote Grove Road, CR5 2AB9 homes
completed
Development Site Adjoining St Andrew's Vicarage, Julien Road8 homes
completed
7, Bramley Avenue, CR5 2DR8 homes
not_started
38, 38, Woodcote Grove Road, Coulsdon, CR5 2AB6 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 2EB

Full postcodeCR5 2EB
Postcode districtCR5
BoroughLondon Borough of Croydon
WardCoulsdon Town
Latitude51.324196
Longitude-0.142199
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