Coulsdon Town · Croydon · Croydon South constituency · 51.31454, -0.15479

CR5 3AS— Coulsdon Town, Croydon

Location and area intelligence for CR5 3AS, Coulsdon Town, Croydon

The family fortress

 

Schools 100%Safety 74/100Transport 29/100Low yield 3.37%

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
74
Schools
100
Transport
29
Environment
77
Investment
38

The bottom line

CR5 3AS 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: 59 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR5 3AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.8% vs London avg
vs London crime+62.0% vs London avg

Deep-dive guides for CR5 3AS

🛡️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 3AS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Chipstead Valley Primary School

Outstanding · Inspected May 2024 · 6 min walk

KS2: 107.4

—

Secondary

Woodcote High School

Not yet inspected · 25 min walk

P8: -0.08A8: 48.5

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 52 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

105.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+62% vs borough

Crime by type

Violence & sexual offences28%
Other26%
Anti-social behaviour19%
Burglary10%
Vehicle crime9%
Drug offences8%
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 · 2.8km

Crime is +62% above London average

Property

Prices, sales volume and market trends

Avg floor area94.8 m²

EPC breakdown

B
2%
C
4%
D
12%
E
1%
F
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 30%Terraced 66%Detached 2%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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£237,000
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)
RoofPitched, no 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

1995–2024 · CAGR

+6.8%

Total change

+577%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-8.25

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 46 sales

Property Type Mix

Total: 46 sales

Detached2.2%
Semi-detached30.4%
Terraced67.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£78k£113k+45.2%3
Post-dot-com plateau2001–2004£165k£213k+29.1%1.7
Pre-crash peak2006–2007£245k£255k+4.1%2.5
GFC & correction2008–2012£296k£275k-7.2%1.7
Help-to-Buy recovery2013–2016£284k£390k+37.3%1.8
Brexit uncertainty2017–2019£428k£438k+2.3%1.5
Pandemic surge2020–2021£400k£485k+21.2%2
Rate-rise correction2022–2022£525k£525k+0%1
Current market2024–2024£525k£525k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Weakest performer

Semi-detached

+0.2% alpha

Terraced+0.3% α
Local
7.1%
District
6.8%
Semi-detached+0.2% α
Local
11.2%
District
11%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Woodmansterne

Nearby stations

WoodmansterneNational Rail
6 min walk
Wandle Park Tram StopTram
89 min walk
Waddon Marsh Tram StopTram
93 min walk
Church Street Tram StopTram
93 min walk
Reeves Corner Tram StopTram
94 min walk
No bus stops within 400m

2

Walkability score

8

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★59 min
Victoria61 min ↑
Waterloo73 min ↑
Canary Wharf76 min ↑
City72 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park544m
Santander docks (800m)0
Nearest cycle dock9.6 km

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: 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: 19.2 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 10%
More green space than 85% of London

Nearest SSSI: Farthing Downs and Happy Valley SSSI — 2.4 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 3

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 yield850.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BRAMLEY AVENUE SURGERY

1B BRAMLEY AVENUE, CR5 2DR

17 min walk

87%

Recommend GP

87%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalPurley War Memorial Hospital · 4.0 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Smuggler's Inn (573 m)

Nearest supermarketCostcutter · 3.9 km
3 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

Best-one391 m
Londis513 m
I Calabresi545 m
Coughlans555 m

Nearby cafes

Cafe Buzz648 m

Nearby restaurants

328 Chinese Food556 m
Mr Chips572 m

Nearby pubs

The Smuggler's Inn573 m
The Midday Sun677 m

Nearby pharmacies

Valley Pharmacy586 m
Food hygiene (5-star)73% of 15

Business

Local businesses registered here

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

High street

E

High street health

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 score16/100
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

26.9

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,585m
Crossrail 2 route12,405m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,963 nationally

1,881

Est. population

8,578/km²

65%

Employed

34%

Degree educated

£44,000

Median income

2.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

59

Community stability

Age profile

29%
18%
22%
16%
15%
Under 1829%
18–3418%
35–4922%
50–6417%
65+15%

Tenure

28%
45%
18%
Own outright28%
Own (mortgage)45%
Private rent8%
Social rent18%
Shared ownership0%

Ethnicity

70%
White British70%
White Other7%
Asian5%
Black10%
Mixed7%
Other1%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine19%
No car household14%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Social rent18%
Private rent8%

vs. London

Income vs London+4.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
4
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
3
Under construction
0
Completed (3yr)
6
Largest scheme
116 homes · Cane Hill Hospital phase 5 - Historic South, Cane Hill Hospital phase 5 - Historic South, Brighton Road, Coulsdon, CR5 3LY
Pipeline pressure
LOW

Named schemes (500m)

410-414, 410-414, CHIPSTEAD VALLEY ROAD, CR317 homes
completed
Valley Court , 422, Valley Court , 422, Chipstead Valley Road, Coulsdon, CR5 3BJ11 homes
completed
418-420, 418-420, Chipstead Valley Road, Coulsdon, CR5 3BJ9 homes
completed
10, 10, Rickman Hill, Coulsdon, CR5 3DL4 homes
completed
Wood View, 10 to 12, Wood View, 10 to 12, Woodstock Road, CR5 3HS3 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 3AS

Full postcodeCR5 3AS
Postcode districtCR5
BoroughLondon Borough of Croydon
WardCoulsdon Town
Latitude51.314539
Longitude-0.154786
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