Coulsdon Town · Croydon · Croydon South constituency · 51.31486, -0.15132

CR5 3DE— Coulsdon Town, Croydon

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

The family fortress

 

Schools 100%Safety 76/100Transport 29/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
61
Safety
76
Schools
60
Transport
29
Environment
74
Investment
31

The bottom line

CR5 3DE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 3DE

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 3DE

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How CR5 3DE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Aidan's Catholic Primary School

Not yet inspected · 6 min walk

KS2: 107.4

—

Secondary

Woodcote High School

Not yet inspected · 24 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 · 49 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

4

Incidents (1yr)

9

Incidents (5yr)

Nearest station: Purley Fire Station · 2.6km

Crime is +42% above 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£4,666/m²
Price per ft²£434/ft²
Avg floor area138.6 m²

EPC breakdown

B
1%
C
9%
D
16%
E
4%
F
1%

Based on 31 properties · Confidence: high

Street mix

Semi 84%Detached 12%Flat 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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£346,500
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

1996–2025 · CAGR

+6.5%

Total change

+513%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.9%

per year

Acceleration

+11.44

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £200k–£250k · 61 sales

Property Type Mix

Total: 61 sales

Detached11.5%
Semi-detached83.6%
Flat/maisonette4.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£103k£175k+69.4%1.8
Post-dot-com plateau2001–2004£235k£275k+17%3
Pre-crash peak2005–2007£262k£355k+35.8%2
GFC & correction2008–2012£310k£330k+6.5%2
Help-to-Buy recovery2013–2016£435k£493k+13.3%1.8
Brexit uncertainty2017–2019£508k£530k+4.3%2
Pandemic surge2020–2021£650k£640k-1.5%2
Rate-rise correction2022–2023£790k£673k-14.9%3
Current market2024–2025£615k£633k+2.9%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Semi-detached+0.1% α
Local
6.5%
District
6.4%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

49out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing7
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
Woodmansterne

Nearby stations

WoodmansterneNational Rail
6 min walk
Wandle Park Tram StopTram
88 min walk
Waddon Marsh Tram StopTram
91 min walk
Church Street Tram StopTram
91 min walk
Lloyd Park Tram StopTram
92 min walk
No bus stops within 400m

7

Walkability score

15

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park417m
Santander docks (800m)0
Nearest cycle dock9.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

93%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed471 Mbps
Median download438 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 AONB20% green spaceTree canopy: 10%
More green space than 75% of London

Nearest SSSI: Farthing Downs and Happy Valley SSSI — 2.2 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

14 min walk

87%

Recommend GP

87%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalPurley War Memorial Hospital · 3.8 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

22

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Smuggler's Inn (457 m)

Nearest supermarketCostcutter · 3.9 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

Londis410 m
Best-one412 m
I Calabresi427 m
Coughlans433 m

Nearby cafes

Cafe Buzz496 m
Full Monty Cafe955 m

Nearby restaurants

Mr Chips444 m
328 Chinese Food448 m

Nearby pubs

The Smuggler's Inn457 m

Nearby pharmacies

Valley Pharmacy453 m

Nearby health

Woodcote Medical694 m
Food hygiene (5-star)67% of 15

Business

Local businesses registered here

Active businesses
28
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
21
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

5 STAR ROOFING SERVICES (UK) LIMITED
A3 COOLING SERVICES LIMITED
BELLE RESEARCH LIMITED
CARVELL CONSTRUCTION LTD
DIMPLE J CONSULTANCY LTD

+15 more

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 months0

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

54.5

Price growth score

C
Low

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,368m
Crossrail 2 route12,443m

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
3
Under construction
0
Completed (3yr)
6
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 phase 3, Gateway, Cane Hill Hospital phase 3, Gateway, Brighton Road, Coulsdon, CR5 3YL120 homes
completed
Cane Hill Hospital phase 5 - Historic South, Cane Hill Hospital phase 5 - Historic South, Brighton Road, Coulsdon, CR5 3LY116 homes
completed
Cane Hill Hospital phase 2, Gateway, Cane Hill Hospital phase 2, Gateway, Brighton Road, Coulsdon, CR5 3YL90 homes
completed
Cane Hill Hospital, Cane Hill Hospital, Brighton Road, Coulsdon, CR5 3YL82 homes
completed
Cane Hill Hospital phase 6, Cricket Pitch, Cane Hill Hospital phase 6, Cricket Pitch, Brighton Road, Coulsdon, CR5 3YL64 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 3DE

Full postcodeCR5 3DE
Postcode districtCR5
BoroughLondon Borough of Croydon
WardCoulsdon Town
Latitude51.314862
Longitude-0.151315
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