Coulsdon Town · Croydon · Croydon South constituency · 51.31978, -0.13308

CR5 2SQ— Coulsdon Town, Croydon

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

The family fortress

 

Top 10% LondonSchools 100%Safety 76/100Transport 45/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
73
Safety
76
Schools
90
Transport
45
Environment
89
Investment
38

The bottom line

CR5 2SQ offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

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Location

CR5 2SQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment 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 2SQ

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How CR5 2SQ 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 · 16 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

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

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Purley Fire Station · 1.4km

Crime is 10% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,750/m²
Price per ft²£441/ft²
Avg floor area101.6 m²

EPC breakdown

C
4%
D
16%
E
2%

Based on 22 properties · Confidence: medium

Street mix

Semi 15%Terraced 22%Detached 27%Flat 32%Other 5%

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£254,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,546
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.8%

Total change

+858%

Market Activity

Price Velocity & Acceleration

Current Velocity

+87.9%

per year

Acceleration

+115.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 39 sales

Property Type Mix

Total: 39 sales

Detached28.2%
Semi-detached15.4%
Terraced23.1%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£101k+56%1.6
Post-dot-com plateau2003–2004£168k£250k+49.2%2.5
Pre-crash peak2006–2007£272k£233k-14.3%3
GFC & correction2011–2011£250k£250k+0%3
Help-to-Buy recovery2015–2016£320k£260k-18.7%1.5
Brexit uncertainty2017–2019£230k£400k+73.9%2.3
Pandemic surge2020–2021£455k£490k+7.7%1
Rate-rise correction2022–2023£530k£457k-13.9%1.5
Current market2024–2025£330k£620k+87.9%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.9% alpha

Terraced-0.9% α
Local
6.7%
District
7.6%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing3
Trend Position10

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
3 min walk
Wandle Park Tram StopTram
77 min walk
Lloyd Park Tram StopTram
77 min walk
Church Street Tram StopTram
79 min walk
Reeves Corner Tram StopTram
81 min walk
No bus stops within 400m

23

Walkability score

38

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 park318m
Santander docks (800m)0
Nearest cycle dock9.3 km

Nearby car parks

🅿️
Aldi Public Car Park· yes
332m
🅿️
Waitrose Customer Car Park· no
425m
🅿️
Lion Green Pay & Display Car Park· yes
552m
🅿️
Coulsdon South Parking· yes
569m

Connectivity

Broadband and mobile coverage

100%

Full fibre

65%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed362 Mbps
Median download371 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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.5 km away✗ Not Green Belt✗ Not AONB72% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Farthing Downs and Happy Valley SSSI — 2.2 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

9 min walk

87%

Recommend GP

87%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

27

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Pembroke (423 m)

Nearest supermarketSainsbury's · 4.4 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)

1.3km

Post office

Nearby shops

Pindi Food & Wine346 m
Coulsdon News371 m
Choice Food & Wine464 m

Nearby cafes

Urban Fuse327 m
Cafe Time354 m
Nonna Rosa's Deli Cafe370 m
Caffè Nero378 m

Nearby restaurants

PizzaExpress323 m
T. Raj341 m
Fresh Fry343 m
Big Panda344 m

Nearby pubs

The Pembroke423 m
Frames Sports Bar431 m

Nearby health

Coulsdon Dental Clinic431 m
The Coulsdon Medical Practice453 m
Bramley Avenue Surgery649 m
Ivory Dental679 m
Food hygiene (5-star)59% of 68

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

92-102 CHICHESTER ROAD (FREEHOLD) LIMITED
DATA DIVIDENDS LTD
INDUSTRIAL VACUUMS DIRECT LTD
PRETY POUT SHOP LTD
PROFICIENT TESTING SOLUTIONS LIMITED

+2 more

Investment

Investment grade, yield and market outlook

38

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 score24/100
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

65.4

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,015m
Crossrail 2 route12,390m

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)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
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)
19
Largest scheme
94 homes · 127, 127, Brighton Road, Station Approach Road, Coulsdon, CR5 2NJ
Pipeline pressure
NONE

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 2SQ

Full postcodeCR5 2SQ
Postcode districtCR5
BoroughLondon Borough of Croydon
WardCoulsdon Town
Latitude51.319780
Longitude-0.133078
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