Coulsdon Town · Croydon · Croydon South constituency · 51.32138, -0.13792

CR5 2ND— Coulsdon Town, Croydon

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

The practical family move

 

Schools 100%Safety 76/100Transport 46/100Low yield 3.37%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
76
Schools
60
Transport
46
Environment
69
Investment
48

The bottom line

CR5 2ND offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

CR5 2ND

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.0% vs London avg
vs London crime+45.0% vs London avg

Deep-dive guides for CR5 2ND

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How CR5 2ND has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Smitham Primary School

Not yet inspected · 6 min walk

KS2: 107.2

—

Secondary

Woodcote High School

Not yet inspected · 13 min walk

P8: -0.08A8: 48.5

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

94.3 incidents per 1,000 residents

Higher crime than 71% of London
→ Stable

+45% vs borough

Crime by type

Other33%
Violence & sexual offences28%
Anti-social behaviour13%
Vehicle crime7%
Burglary7%
Drug offences5%
Robbery5%
Theft2%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Purley Fire Station · 1.5km

Crime is +45% above London average

Property

Prices, sales volume and market trends

Avg floor area58.8 m²

EPC breakdown

C
22%
D
10%
E
7%
G
2%

Based on 41 properties · Confidence: high

Street mix

Terraced 23%Detached 4%Flat 39%Other 35%

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

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£147,000
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, no insulation (assumed)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2021 · CAGR

+3.6%

Total change

+109%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.9%

per year

Acceleration

+59.27

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £500k–£600k · 15 sales

Property Type Mix

Total: 15 sales

Detached6.7%
Terraced40%
Flat/maisonette53.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£78k£78k+0%1
Post-dot-com plateau2002–2004£154k£235k+52.4%1.3
Pre-crash peak2005–2007£108k£359k+231.9%2
GFC & correction2008–2010£520k£103k-80.2%1
Brexit uncertainty2017–2017£475k£475k+0%1
Pandemic surge2020–2021£170k£162k-4.9%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.6% alpha

Flat/maisonette-1.6% α
Local
2.6%
District
4.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Smitham (Coulsdon Town)National Rail
3 min walk
Wandle Park Tram StopTram
75 min walk
Lloyd Park Tram StopTram
78 min walk
Church Street Tram StopTram
78 min walk
Waddon Marsh Tram StopTram
79 min walk
No bus stops within 400m

36

Walkability score

59

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

10

Car parks (800m)

2

EV chargers (800m)

Nearest car park75m
Santander docks (800m)0
Nearest cycle dock9.2 km

Nearby car parks

🅿️
Aldi Public Car Park· yes
75m
🅿️
Waitrose Customer Car Park· no
75m
🅿️
Lion Green Pay & Display Car Park· yes
334m
🅿️
Coulsdon South Parking· yes
622m

Connectivity

Broadband and mobile coverage

12%

Full fibre

12%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed76 Mbps
Median download21 Mbps
Superfast coverage12%
All operators 5G75%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 18.4 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Farthing Downs and Happy Valley SSSI — 2.5 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

4 min walk

87%

Recommend GP

87%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.7 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

23

Parks (1km)

26

Restaurants (800m)

10

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

2

Convenience

Nearest supermarketSainsbury's · 4.2 km
2 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Coulsdon News154 m
Pindi Food & Wine163 m
Choice Food & Wine693 m

Nearby cafes

Caffè Nero7 m
Grumpy Goose13 m
Urban Fuse62 m
Cafe Oasis114 m

Nearby restaurants

Favorite Chicken & Ribs24 m
Coulsdon Fish & Chicken38 m
Big Panda54 m
The Valley Cafe56 m

Nearby pubs

The Pembroke74 m
Frames Sports Bar221 m

Nearby health

Bramley Avenue Surgery281 m
Coulsdon Dental Clinic292 m
The Coulsdon Medical Practice334 m
Woodcote Medical502 m
Food hygiene (5-star)59% of 66

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

BOND & SHERWILL LIMITED
FAVORITE CHICKEN COULSDON LIMITED
GRUDGEBONE LIMITED
JAGDISH LTD
KIMMY BEAUTY LIMITED

+5 more

Investment

Investment grade, yield and market outlook

48

Investment score

Moderate

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

35.8

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,187m
Crossrail 2 route12,092m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,199 nationally

2,597

Est. population

7,457/km²

68%

Employed

45%

Degree educated

£42,000

Median income

7.0%

Claimant rate

Inner cityHigh densityEstablished mixed

42

Community stability

Age profile

27%
25%
24%
Under 1827%
18–3425%
35–4924%
50–6413%
65+11%

Tenure

17%
34%
26%
14%
Own outright17%
Own (mortgage)34%
Private rent26%
Social rent14%
Shared ownership9%
Rent free0%

Ethnicity

45%
18%
16%
White British45%
White Other10%
Asian18%
Black16%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine14%
No car household29%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent26%
Social rent14%

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)
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)
18
Largest scheme
94 homes · 127, 127, Brighton Road, Station Approach Road, Coulsdon, CR5 2NJ
Pipeline pressure
LOW

Named schemes (500m)

127, 127, Brighton Road, Station Approach Road, Coulsdon, CR5 2NJ94 homes
completed
76-82, 76-82, BRIGHTON ROAD, CR3 2BB34 homes
completed
Plumb Centre, Plumb Centre, Station Approach Road, Coulsdon, CR5 2NS22 homes
completed
Coulsdon Town Rail Station Car Park, Coulsdon Town Rail Station Car Park, Station Approach Road, Coulsdon, CR5 2NS16 homes
completed
96-98 Brighton Road Coulsdon CR5 2YS, CR5 2YS10 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 2ND

Full postcodeCR5 2ND
Postcode districtCR5
BoroughLondon Borough of Croydon
WardCoulsdon Town
Latitude51.321376
Longitude-0.137921
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