Coulsdon Town · Croydon · Croydon South constituency · 51.32329, -0.12909

CR5 2JD— Coulsdon Town, Croydon

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

London's quiet achiever

 

Schools 50%Safety 76/100Transport 40/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

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Lopsided profile — strong safety but weak schools

Liveability
58
Safety
76
Schools
30
Transport
40
Environment
87
Investment
37

The bottom line

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

The catch: 50 min to london bridge — above average for this zone.

Less suited to Families.

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Location

CR5 2JD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.0% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for CR5 2JD

🛡️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🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How CR5 2JD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

Beaumont Primary School

Not yet inspected · 10 min walk

KS2: 109.8

—

Secondary

Woodcote High School

Not yet inspected · 14 min walk

P8: -0.08A8: 48.5

50% 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 · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.6 incidents per 1,000 residents

Better than 55% of London
↑ Rising 472.2%

-10% vs borough

Crime by type

Violence & sexual offences34%
Other23%
Anti-social behaviour22%
Vehicle crime11%
Burglary7%
Drug offences2%
Robbery1%
Theft0%

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Purley Fire Station · 989m

Crime is 10% 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£2,597/m²
Price per ft²£241/ft²
Avg floor area61 m²

EPC breakdown

C
2%
D
6%
E
4%
F
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 53%Terraced 23%Flat 23%

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£152,500
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,546
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+2.6%

Total change

+110%

Market Activity

Price Velocity & Acceleration

Current Velocity

+80.0%

per year

Acceleration

+158.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 28 sales

Property Type Mix

Total: 28 sales

Semi-detached57.1%
Terraced25%
Flat/maisonette17.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£86k£70k-18.4%1.2
Post-dot-com plateau2002–2004£170k£229k+34.7%1.7
Pre-crash peak2005–2007£220k£246k+11.8%2.3
GFC & correction2009–2012£215k£185k-14%2
Help-to-Buy recovery2014–2015£330k£351k+6.3%1
Brexit uncertainty2019–2019£470k£470k+0%1
Rate-rise correction2023–2023£100k£100k+0%1
Current market2025–2025£180k£180k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-2.2% alpha

Semi-detached-2.2% α
Local
5.6%
District
7.8%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
5 min walk
Lloyd Park Tram StopTram
71 min walk
Wandle Park Tram StopTram
71 min walk
Church Street Tram StopTram
73 min walk
Reeves Corner Tram StopTram
75 min walk
No bus stops within 400m

9

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★50 min
Victoria58 min ↑
Waterloo66 min ↑
Canary Wharf68 min ↑
City66 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

7

Car parks (800m)

1

EV chargers (800m)

Nearest car park308m
Santander docks (800m)0
Nearest cycle dock9.1 km

Nearby car parks

🅿️
Waitrose Customer Car Park· no
635m
🅿️
Aldi Public Car Park· yes
657m

Connectivity

Broadband and mobile coverage

100%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed467 Mbps
Median download436 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: 18.1 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Farthing Downs and Happy Valley SSSI — 2.6 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

11 min walk

87%

Recommend GP

87%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

7

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.2 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Pembroke (724 m)

Nearest supermarketSainsbury's · 4.1 km
3 tennis courts1 swimming pools

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)

1.2km

Post office

Nearby shops

Choice Food & Wine99 m
Pindi Food & Wine499 m
Coulsdon News520 m
Vithu's Food & Wine1.0 km

Nearby cafes

Cafe Time472 m
Nonna Rosa's Deli Cafe534 m
Urban Fuse594 m
Caffè Nero644 m

Nearby restaurants

Star Chippy104 m
Sichuan Garden463 m
Flamingo Kebab467 m
Pizza Hut Delivery472 m

Nearby pubs

The Pembroke724 m
Frames Sports Bar820 m

Nearby gyms

87 Fight1.1 km

Nearby health

Ivory Dental345 m
The Coulsdon Medical Practice406 m
Coulsdon Dental Clinic431 m
Food hygiene (5-star)47% of 15

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

BESTBOSS LTD
NICHOLSON MALNOE LTD

Investment

Investment grade, yield and market outlook

37

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 score18/100
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

48.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,562m
Crossrail 2 route12,156m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,745 nationally

1,758

Est. population

3,800/km²

58%

Employed

42%

Degree educated

£42,000

Median income

2.5%

Claimant rate

Inner cityMedium densityOwner occupiers / families

59

Community stability

Age profile

25%
13%
22%
19%
20%
Under 1825%
18–3413%
35–4922%
50–6419%
65+20%

Tenure

41%
39%
Own outright41%
Own (mortgage)39%
Private rent10%
Social rent7%
Shared ownership3%

Ethnicity

59%
16%
White British59%
White Other7%
Asian16%
Black11%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine14%
No car household12%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent10%
Social rent7%

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)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
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)
43
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
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
203-203A, 203-203A, Brighton Road, Purley, CR8 4HF10 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 2JD

Full postcodeCR5 2JD
Postcode districtCR5
BoroughLondon Borough of Croydon
WardCoulsdon Town
Latitude51.323286
Longitude-0.129089
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