Coulsdon Town · Croydon · Croydon South constituency · 51.32264, -0.13550

CR5 2NG— Coulsdon Town, Croydon

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

The practical family move

 

Schools 100%Safety 76/100Transport 48/100Low yield 3.37%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
76
Schools
60
Transport
48
Environment
68
Investment
48

The bottom line

CR5 2NG offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

CR5 2NG

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 2NG

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

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“The practical family move”

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How CR5 2NG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Woodcote Primary School

Not yet inspected · Inspected May 2025 · 10 min walk

KS2: 106.8

—

Secondary

Woodcote High School

Not yet inspected · 12 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 · 32 min walk

3 primaries · 1 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

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Purley Fire Station · 1.3km

Crime is +45% above London average

Property

Prices, sales volume and market trends

Avg floor area84.9 m²

EPC breakdown

C
3%
D
6%
E
3%
F
2%
G
2%

Based on 16 properties · Confidence: medium

Street mix

Semi 9%Terraced 22%Detached 4%Flat 48%Other 17%

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£212,250
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
WallsSolid brick, as built, no insulation (assumed)
RoofFlat, no insulation (assumed)
Heating fuelmains gas (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

1998–2024 · CAGR

+2.8%

Total change

+107%

Market Activity

Price Velocity & Acceleration

Current Velocity

+56.9%

per year

Acceleration

+17.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 18 sales

Property Type Mix

Total: 18 sales

Detached5.6%
Semi-detached11.1%
Terraced27.8%
Flat/maisonette55.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£97k£97k+0%2
Post-dot-com plateau2001–2002£150k£72k-52%2
Pre-crash peak2005–2006£210k£150k-28.6%2
GFC & correction2009–2009£180k£180k+0%1
Help-to-Buy recovery2014–2014£92k£92k+0%2
Pandemic surge2021–2021£128k£128k+0%4
Current market2024–2024£200k£200k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.9% alpha

Flat/maisonette-1.9% α
Local
4.9%
District
6.8%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
1 min walk
Wandle Park Tram StopTram
73 min walk
Lloyd Park Tram StopTram
75 min walk
Church Street Tram StopTram
76 min walk
Waddon Marsh Tram StopTram
77 min walk
No bus stops within 400m

29

Walkability score

37

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 park120m
Santander docks (800m)0
Nearest cycle dock9.1 km

Nearby car parks

🅿️
Waitrose Customer Car Park· no
185m
🅿️
Aldi Public Car Park· yes
257m
🅿️
Lion Green Pay & Display Car Park· yes
551m
🅿️
Coulsdon South Parking· yes
785m

Connectivity

Broadband and mobile coverage

15%

Full fibre

15%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed91 Mbps
Median download22 Mbps
Superfast coverage15%
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: 14.0 µg/m³
Better than 95% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.2 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 34%
Less green space than 87% 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

5 min walk

87%

Recommend GP

87%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

7

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.5 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

26

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Pembroke (293 m)

Nearest supermarketSainsbury's · 4.1 km
2 tennis courts

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)

1.4km

Post office

Nearby shops

Pindi Food & Wine57 m
Coulsdon News69 m
Choice Food & Wine511 m

Nearby cafes

Cafe Time23 m
Nonna Rosa's Deli Cafe85 m
Urban Fuse178 m
Caffè Nero213 m

Nearby restaurants

Sichuan Garden12 m
Flamingo Kebab18 m
Pizza Hut Delivery38 m
La Scarpetta41 m

Nearby pubs

The Pembroke293 m
Frames Sports Bar430 m

Nearby health

Coulsdon Dental Clinic87 m
The Coulsdon Medical Practice125 m
Bramley Avenue Surgery354 m
Ivory Dental435 m
Food hygiene (5-star)57% of 70

Business

Local businesses registered here

Active businesses
113
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
51
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

3-GRAM LIMITED
30 ALGARVE LIMITED
A Q CHEM LIMITED
AC MARSH CONSULTING LIMITED
ADRIAN FISHER ASSOCIATES LIMITED

+15 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 score20/100
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

34.9

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,968m
Crossrail 2 route12,030m

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)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
2
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)
37
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
5-7 & Industrial Estate, 9, 5-7 & Industrial Estate, 9, Leaden Hill, Coulsdon, CR5 2BQ75 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

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 2NG

Full postcodeCR5 2NG
Postcode districtCR5
BoroughLondon Borough of Croydon
WardCoulsdon Town
Latitude51.322642
Longitude-0.135502
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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