The bottom line
CR5 2FP offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catch: 49 min to london bridge — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how CR5 2FP scores on each.
Toggle a question above to see how CR5 2FP meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for CR5 2FP
✨ Get your personal match score
Tell us what matters — safety, schools, transport — and we'll score every postcode for you.
Postcode Personality
“The family fortress”
How CR5 2FP has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Oasis Academy Byron
Good · Inspected Jun 2023 · 5 min walk
KS2: 109.7
Secondary
Oasis Academy Coulsdon
Not yet inspected · 24 min walk
100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km
Childcare
Childcare
Purley Nursery School
Not inspected · 37 min walk
3 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
58.6 incidents per 1,000 residents
-10% vs borough
Crime by type
Road safety
99
Road safety score
1
Accidents (5yr)
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Purley Fire Station · 1.8km
Crime is 10% below London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, 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
EPC breakdown
Based on 12 properties · Confidence: medium
Street mix
LHA rates — Outer South London
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2020–2024 · CAGR
+-24%
Total change
-67%
Market Activity
Price Velocity & Acceleration
Current Velocity
+9.2%
per year
Acceleration
+26.41
change in velocity
Market State
Steady growth
Price Distribution
P25: £450k–£500k · P75: £700k+ · 10 sales
Property Type Mix
Total: 10 sales
By decade
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Pandemic surge | 2020–2021 | £1.96m | £725k | -63% | 2 |
| Rate-rise correction | 2022–2022 | £600k | £600k | +0% | 5 |
| Current market | 2024–2024 | £655k | £655k | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
4
Walkability score
21
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
4
Car parks (800m)
0
EV chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Farthing Downs and Happy Valley SSSI — 1.9 km
Energy
Ground stability
Geology: DIAMICTON
Subsidence risk: Low
Shrink-swell: Low
Landslide records (2km): 2
Landslide susceptibility: Medium
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
OLD COULSDON MEDICAL PRACTICE
2A COURT AVENUE, CR5 1HF
14 min walk
86%
Recommend GP
86%
Overall GP experience
0
GPs within 1km
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
30
Parks (1km)
0
Restaurants (800m)
0
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
6
Sports (1km)
0
Convenience
No pubs within 400m — nearest: Tudor Rose (1.1 km)
No restaurants within 800m — nearest: Rice N Spice (648 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
1
Libraries (1km)
0
Cinemas (2km)
616m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
32
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
42.1
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 8/10
Less deprived than average
Index of Multiple Deprivation
Rank: 26,745 nationally
1,758
Est. population
3,800/km²
58%
Employed
42%
Degree educated
£42,000
Median income
2.5%
Claimant rate
59
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
Live in CR5 2FP? Rate your area
Help future residents make better decisions. Takes 30 seconds.
Compare Croydon with nearby boroughs: