Coulsdon Town · Croydon · Croydon South constituency · 51.30549, -0.15357

CR5 3ED— Coulsdon Town, Croydon

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

The family fortress

 

Schools 100%Safety 76/100Transport 19/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
76
Schools
100
Transport
19
Environment
75
Investment
31

The bottom line

CR5 3ED 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: 51 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR5 3ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: GoodInvestment 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 3ED

🛡️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 3ED 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 · 17 min walk

KS2: 107.4

—

Secondary

Woodcote High School

Not yet inspected · 37 min walk

P8: -0.08A8: 48.5

100% of local schools rated Good or Outstanding · based on 1 school within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 61 min walk

0 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

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Purley Fire Station · 3.5km

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£4,374/m²
Price per ft²£406/ft²
Avg floor area160.3 m²

EPC breakdown

B
2%
E
1%

Based on 3 properties · Confidence: low

Street mix

Semi 18%Detached 82%

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£400,750
Rebuild cost per m²£2,500/m²

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

Construction era2024
WallsAverage thermal transmittance 0.17 W/m²K
RoofAverage thermal transmittance 0.11 W/m²K
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,546
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.1%

Total change

+232%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.3%

per year

Acceleration

-113.49

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 11 sales

Property Type Mix

Total: 11 sales

Detached81.8%
Semi-detached18.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£233k£330k+41.6%1
Post-dot-com plateau2001–2001£380k£380k+0%1
Pre-crash peak2006–2006£530k£530k+0%1
GFC & correction2011–2011£950k£950k+0%1
Help-to-Buy recovery2015–2015£715k£715k+0%1
Rate-rise correction2023–2023£1.25m£1.25m+0%2
Current market2025–2025£773k£773k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

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
19 min walk
Wandle Park Tram StopTram
101 min walk
Lloyd Park Tram StopTram
103 min walk
Church Street Tram StopTram
104 min walk
Waddon Marsh Tram StopTram
104 min walk
No bus stops within 400m

1

Walkability score

2

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★51 min
Victoria56 min ↑
Waterloo66 min ↑
Canary Wharf67 min ↑
City64 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park750m
Santander docks (800m)0
Nearest cycle dock10.3 km

Connectivity

Broadband and mobile coverage

50%

Full fibre

50%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed260 Mbps
Median download30 Mbps
Superfast coverage50%
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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.2 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 10%
More green space than 80% of London

Nearest SSSI: Farthing Downs and Happy Valley SSSI — 1.7 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

27 min walk

87%

Recommend GP

87%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 4.7 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketCostcutter · 4.9 km
5 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 cafes

Full Monty Cafe530 m
Food hygiene (5-star)0% of 1

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

BELLWOODS INTERNATIONAL LIMITED
L.A. BUILDING SERVICES 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 score19/100
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

49.7

Price growth score

C
High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,102m
Crossrail 2 route13,395m

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
Listed buildings (800m)
3
Borough approval rate
68%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
9
Under construction
0
Completed (3yr)
0
Largest scheme
64 homes · Cane Hill Hospital phase 6, Cricket Pitch, Cane Hill Hospital phase 6, Cricket Pitch, Brighton Road, Coulsdon, CR5 3YL
Pipeline pressure
LOW

Named schemes (500m)

25, Woodfield Hill, CR5 3ED9 homes
not_started
Land at, 8&10&12, Land at, 8&10&12, Starrock Road, CR5 3EH8 homes
completed
R/o 29-31, R/o 29-31, Hollymeoak Road, 16 - 20 Starrock Road, Coulsdon, CR5 3QA3 homes
completed
16 - 20, 16 - 20, Starrock Road, Coulsdon, CR5 3QA3 homes
completed
16 - 18, 16 - 18, Starrock Road, Coulsdon, CR5 3EH2 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 3ED

Full postcodeCR5 3ED
Postcode districtCR5
BoroughLondon Borough of Croydon
WardCoulsdon Town
Latitude51.305491
Longitude-0.153571
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