Old Coulsdon · Croydon · Croydon South constituency · 51.31278, -0.12919

CR5 2SF— Old Coulsdon, Croydon

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

The family fortress

 

Schools 50%Safety 75/100Transport 32/100Low yield 3.37%

Best for: Families

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

Liveability
50
Safety
75
Schools
90
Transport
32
Environment
98
Investment
40

The bottom line

CR5 2SF offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families 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 2SF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: FairInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.0% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for CR5 2SF

🛡️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 2SF 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 · 1 min walk

KS2: 109.7

—

Secondary

Oasis Academy Coulsdon

Not yet inspected · 22 min walk

P8: -0.11A8: 46.7

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.0 incidents per 1,000 residents

Better than 52% of London
↑ Rising 571.4%

-3% vs borough

Crime by type

Other32%
Violence & sexual offences30%
Anti-social behaviour24%
Vehicle crime6%
Robbery3%
Drug offences2%
Burglary2%
Theft0%

Stop & search

2.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Purley Fire Station · 2.1km

Crime is 3% below London average

Property

Prices, sales volume and market trends

Avg floor area120.2 m²

EPC breakdown

D
6%
E
3%
F
1%
G
1%

Based on 11 properties · Confidence: medium

Street mix

Semi 4%Terraced 4%Detached 93%

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£300,500
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+5.4%

Total change

+315%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.2%

per year

Acceleration

-21.24

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 28 sales

Property Type Mix

Total: 28 sales

Detached92.9%
Semi-detached3.6%
Terraced3.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£138k£197k+42.8%1.2
Post-dot-com plateau2001–2004£245k£348k+42%1.3
Pre-crash peak2005–2006£310k£342k+10.5%1.5
GFC & correction2008–2012£490k£340k-30.6%1.3
Help-to-Buy recovery2013–2015£570k£465k-18.4%1.3
Brexit uncertainty2018–2019£615k£530k-13.8%1.5
Pandemic surge2021–2021£610k£610k+0%2
Rate-rise correction2022–2022£573k£573k+0%2

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-0.7% alpha

Detached-0.7% α
Local
5.1%
District
5.8%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Coulsdon South→ Victoria· 2 tph
30 min

Nearby stations

Coulsdon SouthNational Rail
9 min walk
Lloyd Park Tram StopTram
83 min walk
Wandle Park Tram StopTram
85 min walk
Church Street Tram StopTram
87 min walk
George Street Tram StopTram
89 min walk
No bus stops within 400m

8

Walkability score

23

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park157m
Santander docks (800m)0
Nearest cycle dock9.8 km

Nearby car parks

🅿️
Old Coulsdon Bowling Club Car Park· no
578m
🅿️
Coulsdon South Parking· yes
710m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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: 19.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Farthing Downs and Happy Valley SSSI — 1.5 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

OLD COULSDON MEDICAL PRACTICE

2A COURT AVENUE, CR5 1HF

13 min walk

86%

Recommend GP

86%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalPurley War Memorial Hospital · 3.2 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Curry Leaf (884 m)

Nearest supermarketCo-op Food · 3.9 km
4 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

906m

Post office

Nearby shops

Tudor Bakery859 m
Old Coulsdon Local Village Store918 m
Choice Food & Wine1.1 km

Nearby cafes

Poppy Cafe499 m
Jaconelli's Espresso Bar697 m
Pistachios in the park861 m

Nearby restaurants

Curry Leaf884 m
Danny's Fish & Chips898 m
Star Chippy1.1 km

Nearby pharmacies

Holmes Pharmacy865 m

Nearby health

Downland Surgery1.0 km
Food hygiene (5-star)81% of 16

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ANB CONSULTING LIMITED
K2-UK LIMITED
MELIORUM LIMITED
MICHAL CHAREMZA LIMITED
VAYUPUTRA CONSULTING LIMITED

Investment

Investment grade, yield and market outlook

40

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

13.9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,247m
Crossrail 2 route13,211m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,264 nationally

1,493

Est. population

4,183/km²

57%

Employed

39%

Degree educated

£42,000

Median income

5.8%

Claimant rate

SuburbanMedium densityEstablished mixed

51

Community stability

Age profile

28%
17%
20%
19%
16%
Under 1828%
18–3417%
35–4920%
50–6419%
65+16%

Tenure

25%
28%
34%
Own outright25%
Own (mortgage)28%
Private rent9%
Social rent34%
Shared ownership4%

Ethnicity

61%
13%
White British61%
White Other5%
Asian9%
Black13%
Mixed10%
Other2%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine18%
No car household20%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Social rent34%
Private rent9%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
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)
0
Largest scheme
80 homes · PURLEY 6TH FORM COLLEGE ANNEXE, PURLEY 6TH FORM COLLEGE ANNEXE, STONEYFIELD ROAD, STANLEY CLOSE (2 & 4-8), CR2
Pipeline pressure
NONE

Named schemes (500m)

PURLEY 6TH FORM COLLEGE ANNEXE, PURLEY 6TH FORM COLLEGE ANNEXE, STONEYFIELD ROAD, STANLEY CLOSE (2 & 4-8), CR280 homes
completed
91, Marlpit Lane, CR5 2HH9 homes
completed
Adj to 4, Adj to 4, Hillside Road, Coulsdon, CR5 1PD1 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 2SF

Full postcodeCR5 2SF
Postcode districtCR5
BoroughLondon Borough of Croydon
WardOld Coulsdon
Latitude51.312784
Longitude-0.129186
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
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