Coulsdon Town · Croydon · Croydon South constituency · 51.31468, -0.14769

CR5 3FS— Coulsdon Town, Croydon

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

The practical family move

 

Schools 100%Safety 76/100Transport 41/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
76
Schools
60
Transport
41
Environment
74
Investment
37

The bottom line

CR5 3FS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

CR5 3FS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
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 3FS

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How CR5 3FS 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 · 4 min walk

KS2: 107.4

—

Secondary

Woodcote High School

Not yet inspected · 23 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 · 48 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

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Purley Fire Station · 2.5km

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£5,396/m²
Price per ft²£501/ft²
Avg floor area136.2 m²

EPC breakdown

B
31%

Based on 31 properties · Confidence: high

Street mix

Semi 53%Detached 47%

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£340,500
Rebuild cost per m²£2,500/m²

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

Construction era2018
WallsAverage thermal transmittance 0.27 W/m²K
RoofAverage thermal transmittance 0.13 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,546
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2025 · CAGR

+1.6%

Total change

+16%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.0%

per year

Acceleration

-45.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £500k–£600k · 38 sales

Property Type Mix

Total: 38 sales

Detached47.4%
Semi-detached52.6%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£600k£600k+0%1
Brexit uncertainty2017–2019£575k£583k+1.3%10.3
Pandemic surge2021–2021£603k£603k+0%1
Rate-rise correction2022–2022£640k£640k+0%1
Current market2024–2025£828k£695k-16%2

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Semi-detached

+5.7% alpha

Weakest performer

Detached

+0.4% alpha

Semi-detached+5.7% α
Local
4.5%
District
-1.2%
Detached+0.4% α
Local
3.5%
District
3.1%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

WoodmansterneNational Rail
8 min walk
Wandle Park Tram StopTram
87 min walk
Lloyd Park Tram StopTram
90 min walk
Church Street Tram StopTram
90 min walk
Waddon Marsh Tram StopTram
91 min walk
No bus stops within 400m

9

Walkability score

28

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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park361m
Santander docks (800m)0
Nearest cycle dock9.6 km

Nearby car parks

🅿️
Coulsdon South Parking· yes
675m
🅿️
Lion Green Pay & Display Car Park· yes
677m

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 AONB20% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Farthing Downs and Happy Valley SSSI — 2.1 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

13 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 · 3.7 km
Nearest A&EEPSOM AND ST HELIER UNIVERSITY HOSPITALS NHS TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%67.6%

Amenities

Shops, restaurants, parks and more

20

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 (513 m)

Nearest supermarketCostcutter · 4.0 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)

1.4km

Post office

Nearby shops

I Calabresi488 m
Coughlans489 m
Londis493 m
Best-one595 m

Nearby cafes

Cafe Buzz495 m
Jaconelli's Espresso Bar681 m
Bella Art779 m
DD's Cafe806 m

Nearby restaurants

Mr Chips489 m
328 Chinese Food517 m
Wood & Stone786 m
Mirchi Spice796 m

Nearby pubs

The Smuggler's Inn513 m
Frames Sports Bar802 m
The Pembroke938 m

Nearby pharmacies

Valley Pharmacy489 m

Nearby health

Woodcote Medical564 m
Food hygiene (5-star)69% of 16

Business

Local businesses registered here

Active businesses
18
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

AJ & J PROPERTY HOLDINGS LTD
BULL & BEAR ENTERPRISES LIMITED
DANJAS LIMITED
FAYB CONSULTING LIMITED
HUBEN TRAVEL LIMITED

+13 more

Investment

Investment grade, yield and market outlook

37

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

Young professional

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

61

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,174m
Crossrail 2 route12,542m

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

Inner cityLow 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
0
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
NONE

Named schemes (500m)

Cane Hill Hospital Site Phase 1, Cane Hill Hospital Site Phase 1, Brighton Road, Coulsdon, CR5 3YL187 homes
completed
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

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 3FS

Full postcodeCR5 3FS
Postcode districtCR5
BoroughLondon Borough of Croydon
WardCoulsdon Town
Latitude51.314679
Longitude-0.147692
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