Purley & Woodcote · Croydon · Croydon South constituency · 51.34113, -0.12028

CR8 2GH— Purley & Woodcote, Croydon

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

Strong, well-rated schools nearby

 

Schools 50%Safety 78/100Transport 33/100Yield 3.95%

Best for: Families, Owner-occupiers

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

Liveability
54
Safety
78
Schools
90
Transport
33
Environment
70
Investment
48

The bottom line

CR8 2GH offers exceptional schools (100% Good/Outstanding) and low crime at £380,000 median — 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 2GH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-26.9% vs London avg
vs London income+4.0% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for CR8 2GH

🛡️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 2GH 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 · 4 min walk

KS2: 111.1

—

Secondary

Thomas More Catholic School

Not yet inspected · 4 min walk

P8: -0.13A8: 43.2

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 6 min walk

2 primaries · 1 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Purley Fire Station · 1.1km

Crime is 24% below London average

Property

2 Jul

Prices, sales volume and market trends

£380,000

Median sale price

27% below London median

£380,000 is 27% below the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)10
New build100.0%
Avg flat£380,000
Price per m²£5,483/m²
Price per ft²£509/ft²
Avg floor area69.3 m²

EPC breakdown

B
21%

Based on 21 properties · Confidence: medium

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

Stamp duty

Standard buyer£6,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.7×

Price-to-income

£1,901/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£173,250
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
Roof(other premises above)
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 Distribution

P25: £250k–£300k · P75: £400k–£450k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2020s

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2025–2025£380k£380k+0%10

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Sales Volume75

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
7 min walk
Wandle Park Tram StopTram
45 min walk
Lloyd Park Tram StopTram
47 min walk
Church Street Tram StopTram
47 min walk
Reeves Corner Tram StopTram
49 min walk
No bus stops within 400m

23

Walkability score

18

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

8

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)472
Nearest car park334m
Santander docks (800m)0
Nearest cycle dock7.9 km

Nearby car parks

🅿️
Russell Hill place Car Park60 spaces
334m
🅿️
Purley Multi Storey412 spaces
493m
🅿️
Tesco· Free for 2 hours
598m
🅿️
Purley Station Car Park· yes
599m

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: 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: 16.1 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Riddlesdown SSSI — 2.6 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

KESTON MEDICAL PRACTICE

PURLEY WAR MEMORIAL HOSP, 856 BRIGHTON ROAD, CR8 2YL

5 min walk

68%

Recommend GP

68%

Overall GP experience

5

GPs within 1km

7

Dentists within 1km

16

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 387 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

12

Parks (1km)

25

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketBudgens · 2.6 km

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

354m

Post office

Nearby shops

Purley Express384 m
Londis386 m
Casa Buna393 m
Coughlans Bakery396 m

Nearby cafes

Costa355 m
Star Express356 m
O Farol382 m
Purley Cafe435 m

Nearby restaurants

Bombaylicious254 m
The Oregano259 m
Raj Of Purley271 m
Domino's282 m

Nearby pubs

The Foxley Hatch265 m
The Pear Tree383 m
Jolly Farmers428 m
Elliotts452 m

Nearby gyms

87 Fight991 m

Nearby pharmacies

Foxley Lane Pharmacy273 m
Hobbs Pharmacy412 m
Boots427 m
Tesco Instore Pharmacy526 m

Nearby health

Mr A Paice191 m
Woodcote Medical276 m
London School of Facial Orthotropics283 m
Purley Dental Care290 m
Food hygiene (5-star)63% of 92

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

48

Investment score

Moderate

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
4.0% (average)London avg: 3.8%Above average yield
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

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

46

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,909m
Crossrail 2 route10,741m

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%
Price vs London-26.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (3 years)
7
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)
41
Largest scheme
87 homes · 51-61, 51-61, Whytelcliffe Road South, South Croydon, CR8 2AZ
Pipeline pressure
NONE

Named schemes (500m)

1-9, 1-9, Foxley Lane, Purley, CR8 3EF49 homes
completed
37, Russell Hill Road, CR8 2LF47 homes
completed
5-13, 5-13, PAMPISFORD ROAD, CR838 homes
completed
8-10, 8-10, FOXLEY LANE, CR838 homes
completed
4, 6 & 8, 4, 6 & 8, Russell Hill, Purley, CR8 2JA30 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£380,000)

£6,500

Standard buyer

£0

First-time buyer

Save £6,500

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Croydon with nearby boroughs:

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Key facts for CR8 2GH

Full postcodeCR8 2GH
Postcode districtCR8
BoroughLondon Borough of Croydon
WardPurley & Woodcote
Latitude51.341131
Longitude-0.120279
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
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