Purley & Woodcote · Croydon · Croydon South constituency · 51.34207, -0.12252

CR8 2FP— Purley & Woodcote, Croydon

Location and area intelligence for CR8 2FP, Purley & Woodcote, Croydon

Strong, well-rated schools nearby

 

Schools 67%Safety 78/100Transport 31/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
50
Safety
78
Schools
90
Transport
31
Environment
69
Investment
31

The bottom line

CR8 2FP 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: 49 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR8 2FP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.0% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for CR8 2FP

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How CR8 2FP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Margaret Roper Catholic Primary School

Good · Inspected Jul 2023 · 3 min walk

KS2: 111.1

—

Secondary

Thomas More Catholic School

Not yet inspected · 3 min walk

P8: -0.13A8: 43.2

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 8 min walk

2 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

49.1 incidents per 1,000 residents

Better than 63% of London
↑ Rising 265.4%

from a low base — still below London average

-24% vs borough

Crime by type

Violence & sexual offences31%
Other24%
Anti-social behaviour16%
Vehicle crime14%
Drug offences6%
Burglary6%
Robbery2%
Theft1%

Stop & search

1.0

per 1,000 residents

→ Stable

trend

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 · 1.2km

Crime is 24% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

CR8 district median

£450,000

Based on 213 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,662/m²
Price per ft²£433/ft²
Avg floor area74 m²

EPC breakdown

B
1%

Based on 1 properties · Confidence: very_low

Street mix

Flat 100%

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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£185,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band EAnnual charge £2,546
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2025 · CAGR

+-2.6%

Total change

-19%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.5%

per year

Acceleration

+1.82

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £450k–£500k · 15 sales

Property Type Mix

Total: 15 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2017£428k£428k+0%10
Pandemic surge2021–2021£450k£450k+0%1
Rate-rise correction2022–2023£394k£365k-7.3%1.5
Current market2025–2025£345k£345k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-6.7% alpha

Flat/maisonette-6.7% α
Local
-1.6%
District
5.1%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
Purley→ London Bridge· 4 tph
24 min

Nearby stations

PurleyNational Rail
10 min walk
Wandle Park Tram StopTram
44 min walk
Church Street Tram StopTram
47 min walk
Lloyd Park Tram StopTram
48 min walk
Reeves Corner Tram StopTram
48 min walk
No bus stops within 400m

11

Walkability score

3

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★49 min
Victoria55 min ↑
Waterloo65 min ↑
Canary Wharf67 min ↑
City65 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

7

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)472
Nearest car park519m
Santander docks (800m)0
Nearest cycle dock7.8 km

Nearby car parks

🅿️
Russell Hill place Car Park60 spaces
519m
🅿️
Purley Multi Storey412 spaces
681m
🅿️
Tesco· Free for 2 hours
750m
🅿️
Purley Station Car Park· yes
786m

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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 14.0 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: 16.0 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 10%
Less green space than 81% of London

Nearest SSSI: Riddlesdown SSSI — 2.8 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield848.6 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WOODCOTE MEDICAL

32 FOXLEY LANE, CR8 3EE

3 min walk

63%

Recommend GP

63%

Overall GP experience

5

GPs within 1km

7

Dentists within 1km

15

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 563 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

8

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Foxley Hatch (450 m)

Nearest supermarketBudgens · 2.5 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)

542m

Post office

Nearby shops

Londis569 m
Purley Express572 m
Casa Buna581 m
Coughlans Bakery583 m

Nearby cafes

Costa542 m
Star Express543 m
O Farol568 m
Purley Cafe622 m

Nearby restaurants

Bombaylicious439 m
The Oregano444 m
Raj Of Purley456 m
Domino's469 m

Nearby pubs

The Foxley Hatch450 m
The Pear Tree569 m
Jolly Farmers610 m
Elliotts637 m

Nearby gyms

87 Fight1.1 km

Nearby pharmacies

Foxley Lane Pharmacy151 m
Hobbs Pharmacy591 m
Boots614 m
Tesco Instore Pharmacy686 m

Nearby health

Woodcote Medical152 m
Claremont at Fortyfive234 m
Mr A Paice250 m
Foxley Lane Dental Care279 m
Food hygiene (5-star)63% of 41

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

SJ O'BRIEN ASSOCIATES LIMITED

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
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score17/100
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

4/100

Velocity score

Future outlook

41.7

Price growth score

D
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,975m
Crossrail 2 route10,568m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,496 nationally

1,933

Est. population

3,302/km²

52%

Employed

51%

Degree educated

£43,700

Median income

5.7%

Claimant rate

SuburbanMedium densityEstablished mixed

54

Community stability

Age profile

20%
20%
18%
20%
22%
Under 1820%
18–3420%
35–4918%
50–6420%
65+22%

Tenure

34%
39%
18%
Own outright34%
Own (mortgage)39%
Private rent18%
Social rent7%
Shared ownership2%
Rent free0%

Ethnicity

47%
22%
White British47%
White Other9%
Asian22%
Black11%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine11%
No car household20%
Unemployed2%
No qualifications15%

Housing tenure (Census 2021)

Private rent18%
Social rent7%

vs. London

Income vs London+4.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
5
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
6
Under construction
0
Completed (3yr)
37
Largest scheme
49 homes · 1-9, 1-9, Foxley Lane, Purley, CR8 3EF
Pipeline pressure
LOW

Named schemes (500m)

37, Russell Hill Road, CR8 2LF47 homes
completed
8-10, 8-10, FOXLEY LANE, CR838 homes
completed
4, 6 & 8, 4, 6 & 8, Russell Hill, Purley, CR8 2JA30 homes
completed
41-43, 41-43, Russell Hill Road, Purley, CR8 2LD28 homes
completed
14-16, 14-16, Foxley Lane, Purley, CR8 3ED28 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
21.1%
Ward turnout
37%
Election year
2022
MP
Chris Philp (Conservative)
MP majority
2,313
Constituency
Croydon South

Councillors

Simon BrewConservative
Holly Alice RamseyConservative
Samir DwesarConservative

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Key facts for CR8 2FP

Full postcodeCR8 2FP
Postcode districtCR8
BoroughLondon Borough of Croydon
WardPurley & Woodcote
Latitude51.342066
Longitude-0.122524
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