Old Coulsdon · Croydon · Croydon South constituency · 51.32034, -0.12812

CR5 2LA— Old Coulsdon, Croydon

Location and area intelligence for CR5 2LA, Old Coulsdon, Croydon

The family fortress

 

Schools 33%Safety 76/100Transport 35/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
53
Safety
76
Schools
90
Transport
35
Environment
89
Investment
37

The bottom line

CR5 2LA 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.

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Location

CR5 2LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
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 2LA

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

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“The family fortress”

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How CR5 2LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Oasis Academy Byron

Good · Inspected Jun 2023 · 10 min walk

KS2: 109.7

—

Secondary

Woodcote High School

Not yet inspected · 18 min walk

P8: -0.08A8: 48.5

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 32 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Purley Fire Station · 1.3km

Crime is 10% below 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£4,343/m²
Price per ft²£403/ft²
Avg floor area104.4 m²

EPC breakdown

B
9%
C
2%
D
8%
E
6%
F
3%
G
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 21%Detached 55%Flat 23%Other 2%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£261,000
Rebuild cost per m²£2,500/m²

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

Construction era2021
WallsCavity wall, as built, no insulation (assumed)
Roof(other premises above)
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

1995–2026 · CAGR

+4.2%

Total change

+256%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+44.90

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 52 sales

Property Type Mix

Total: 52 sales

Detached55.8%
Semi-detached21.2%
Flat/maisonette23.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£122k£174k+43.2%2.5
Post-dot-com plateau2001–2004£220k£283k+28.6%1.5
Pre-crash peak2007–2007£395k£395k+0%1
GFC & correction2008–2011£383k£335k-12.5%1
Help-to-Buy recovery2014–2016£494k£511k+3.5%2
Brexit uncertainty2017–2019£425k£530k+24.7%1.7
Pandemic surge2020–2021£720k£430k-40.3%3
Rate-rise correction2022–2023£475k£537k+12.9%5.5
Current market2024–2026£785k£433k-44.9%1.3

Price Trajectory by Type

DetachedSemi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+5.1% alpha

Weakest performer

Detached

-0.5% alpha

Flat/maisonette+5.1% α
Local
3.5%
District
-1.6%
Semi-detached-0.3% α
Local
4.3%
District
4.6%
Detached-0.5% α
Local
6%
District
6.5%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing0
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
6 min walk
Lloyd Park Tram StopTram
74 min walk
Wandle Park Tram StopTram
75 min walk
Church Street Tram StopTram
77 min walk
Reeves Corner Tram StopTram
79 min walk
No bus stops within 400m

7

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★49 min
Victoria62 min ↑
Waterloo64 min ↑
Canary Wharf64 min ↑
City59 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

9

Car parks (800m)

1

EV chargers (800m)

Nearest car park455m
Santander docks (800m)0
Nearest cycle dock9.3 km

Nearby car parks

🅿️
Aldi Public Car Park· yes
661m
🅿️
Waitrose Customer Car Park· no
714m

Connectivity

Broadband and mobile coverage

100%

Full fibre

76%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed403 Mbps
Median download402 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: 18.5 km away✗ Not Green Belt✗ Not AONB71% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Farthing Downs and Happy Valley SSSI — 2.3 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

13 min walk

87%

Recommend GP

87%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.4 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Pembroke (749 m)

Nearest supermarketSainsbury's · 4.5 km
4 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)

982m

Post office

Nearby shops

Choice Food & Wine252 m
Pindi Food & Wine594 m
Coulsdon News621 m

Nearby cafes

Cafe Time583 m
Nonna Rosa's Deli Cafe628 m
Urban Fuse632 m
Caffè Nero688 m

Nearby restaurants

Star Chippy247 m
Sichuan Garden579 m
Flamingo Kebab581 m
La Scarpetta588 m

Nearby pubs

The Pembroke749 m

Nearby gyms

Reedham Park Tennis Club767 m

Nearby health

The Coulsdon Medical Practice601 m
Coulsdon Dental Clinic604 m
Ivory Dental666 m
Food hygiene (5-star)43% of 7

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

EARTH AND HONEY LIMITED
LAURA JADE HOME LIMITED
OAK AND ASH FURNITURE 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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

45.8

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,698m
Crossrail 2 route12,480m

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

SuburbanMedium 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)
1
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)
11
Largest scheme
75 homes · 5-7 & Industrial Estate, 9, 5-7 & Industrial Estate, 9, Leaden Hill, Coulsdon, CR5 2BQ
Pipeline pressure
NONE

Named schemes (500m)

2 Coulsdon Road Coulsdon CR5 2LA, CR5 2LA9 homes
completed
8, Coulsdon Road, CR5 2LA8 homes
completed
The Studio Workshop, 4z, The Studio Workshop, 4z, Stoats Nest Road, CR53 homes
completed
75, 75, Hartley Hill, CR8 4EQ1 homes
completed
Land At Junction Between Hartley Down And Coulsdon Road Coulsdon1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
30.9%
Ward turnout
46%
Election year
2022
MP
Chris Philp (Conservative)
MP majority
2,313
Constituency
Croydon South

Councillors

Margaret BirdConservative
Nikhil Sherine ThampiConservative

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Key facts for CR5 2LA

Full postcodeCR5 2LA
Postcode districtCR5
BoroughLondon Borough of Croydon
WardOld Coulsdon
Latitude51.320339
Longitude-0.128118
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
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