Coulsdon Town · Croydon · Croydon South constituency · 51.31851, -0.14668

CR5 3BS— Coulsdon Town, Croydon

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

London's quiet achiever

 

Safety 76/100Transport 39/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
64
Safety
76
Schools
—
Transport
39
Environment
88
Investment
31

The bottom line

CR5 3BS offers low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

CR5 3BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.8% vs London avg
vs London crime+42.0% vs London avg

Deep-dive guides for CR5 3BS

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How CR5 3BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

St Aidan's Catholic Primary School

Not yet inspected · 2 min walk

KS2: 107.4

—

Secondary

Woodcote High School

Not yet inspected · 18 min walk

P8: -0.08A8: 48.5

Childcare

Childcare

Purley Nursery School

Not inspected · 43 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

92.4 incidents per 1,000 residents

Higher crime than 70% of London
→ Stable

+42% vs borough

Crime by type

Violence & sexual offences30%
Other29%
Anti-social behaviour21%
Vehicle crime9%
Burglary5%
Drug offences3%
Robbery1%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Purley Fire Station · 2.1km

Crime is +42% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,233/m²
Price per ft²£486/ft²
Avg floor area85.4 m²

EPC breakdown

C
6%
D
12%
E
4%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 13%Terraced 82%Detached 4%Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£213,500
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,546
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.9%

Total change

+456%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.9%

per year

Acceleration

-55.72

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 55 sales

Property Type Mix

Total: 55 sales

Detached3.6%
Semi-detached12.7%
Terraced81.8%
Flat/maisonette1.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£81k£169k+108.6%1.2
Post-dot-com plateau2001–2004£154k£218k+41.2%3
Pre-crash peak2005–2007£225k£265k+17.8%2.7
GFC & correction2009–2012£210k£275k+31%1
Help-to-Buy recovery2014–2016£302k£433k+43.2%3.3
Brexit uncertainty2017–2019£420k£410k-2.4%1.7
Pandemic surge2020–2021£399k£440k+10.3%3
Rate-rise correction2022–2022£584k£584k+0%2
Current market2025–2025£450k£450k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.9% alpha

Terraced-0.9% α
Local
5.3%
District
6.2%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Woodmansterne

Nearby stations

WoodmansterneNational Rail
7 min walk
Wandle Park Tram StopTram
82 min walk
Church Street Tram StopTram
85 min walk
Waddon Marsh Tram StopTram
85 min walk
Lloyd Park Tram StopTram
86 min walk
No bus stops within 400m

13

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★40 min
Victoria51 min ↑
Waterloo55 min ↑
Canary Wharf56 min ↑
City53 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 park124m
Santander docks (800m)0
Nearest cycle dock9.4 km

Nearby car parks

🅿️
Lion Green Pay & Display Car Park· yes
406m
🅿️
Coulsdon South Parking· yes
666m
🅿️
Aldi Public Car Park· yes
680m
🅿️
Waitrose Customer Car Park· no
723m

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: 18.7 km away✗ Not Green Belt✗ Not AONB67% green spaceTree canopy: 10%
More green space than 99% 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): 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 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

8 min walk

87%

Recommend GP

87%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

Nearest hospitalPurley War Memorial Hospital · 3.3 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

14

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Smuggler's Inn (272 m)

Nearest supermarketCostcutter · 3.6 km

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)

1.0km

Post office

Nearby shops

Coughlans264 m
I Calabresi273 m
Londis312 m
Best-one537 m

Nearby cafes

Cafe Buzz168 m
DD's Cafe491 m
Bella Art518 m
Cafe Oasis591 m

Nearby restaurants

Mr Chips245 m
328 Chinese Food294 m
Happy Swan509 m
Wood & Stone520 m

Nearby pubs

The Smuggler's Inn272 m
Frames Sports Bar531 m
The Pembroke615 m

Nearby pharmacies

Valley Pharmacy230 m

Nearby health

Woodcote Medical187 m
Bramley Avenue Surgery690 m
Food hygiene (5-star)55% of 22

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ANA'S CLEANING SERVICES LTD
DR FRANCIS LABINJO LTD
RB PAINTLAB LTD

Investment

Investment grade, yield and market outlook

31

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 score20/100
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

58.4

Price growth score

C
Low

Development pressure

High

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,868m
Crossrail 2 route12,164m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,803 nationally

2,910

Est. population

2,524/km²

72%

Employed

53%

Degree educated

£44,000

Median income

2.9%

Claimant rate

SuburbanLow densityOwner occupiers / families

62

Community stability

Age profile

30%
19%
27%
14%
Under 1830%
18–3419%
35–4927%
50–6414%
65+10%

Tenure

24%
61%
Own outright24%
Own (mortgage)61%
Private rent7%
Social rent8%
Shared ownership1%

Ethnicity

51%
20%
White British51%
White Other8%
Asian20%
Black11%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine11%
No car household8%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Social rent8%
Private rent7%

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
8
Under construction
0
Completed (3yr)
13
Largest scheme
187 homes · Cane Hill Hospital Site Phase 1, Cane Hill Hospital Site Phase 1, Brighton Road, Coulsdon, CR5 3YL
Pipeline pressure
LOW

Named schemes (500m)

Cane Hill Hospital Site Phase 1, Cane Hill Hospital Site Phase 1, Brighton Road, Coulsdon, CR5 3YL187 homes
completed
270-272, 270-272, CHIPSTEAD VALLEY ROAD, CR311 homes
completed
Land between, Land between, Portnalls Rise, Rickman Hill, Coulsdon, CR510 homes
completed
193-195, 193-195, Chipstead Valley Road, Coulsdon, CR5 3BR8 homes
completed
175, 175, Chipstead Valley Road, Coulsdon, CR5 3BR7 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 3BS

Full postcodeCR5 3BS
Postcode districtCR5
BoroughLondon Borough of Croydon
WardCoulsdon Town
Latitude51.318512
Longitude-0.146676
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