Purley & Woodcote · Croydon · Croydon South constituency · 51.33945, -0.11715

CR8 2LA— Purley & Woodcote, Croydon

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

Urban convenience personified

 

Schools 50%Safety 54/100Transport 53/100Low yield 3.33%

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
52
Safety
54
Schools
90
Transport
53
Environment
69
Investment
57

The bottom line

CR8 2LA offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how CR8 2LA scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how CR8 2LA meets your needs.

Location

CR8 2LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+4.0% vs London avg
vs London crime+199.0% vs London avg

Deep-dive guides for CR8 2LA

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare CR8 2LA with:

Postcode Personality

🚇 Well-Connected🎓 School Smart

“Urban convenience personified”

Share:WhatsAppShare on X

How CR8 2LA 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 · 7 min walk

KS2: 111.1

—

Secondary

Thomas More Catholic School

Not yet inspected · 7 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 · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

194.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 342.9%

+200% vs borough

Crime by type

Other33%
Violence & sexual offences22%
Anti-social behaviour18%
Vehicle crime8%
Drug offences5%
Robbery5%
Burglary5%
Theft4%

Stop & search

10.9

per 1,000 residents

→ Stable

trend

Road safety

93

Road safety score

7

Accidents (5yr)

8

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Purley Fire Station · 1.0km

Crime is +199% above London average

Property

Prices, sales volume and market trends

Avg floor area66.4 m²

EPC breakdown

B
35%
C
19%
D
11%
E
3%

Based on 68 properties · Confidence: high

Street mix

Semi 6%Flat 86%Other 8%

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

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£166,000
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.17 W/m²K
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2020 · CAGR

+4.8%

Total change

+225%

Market Activity

Price Velocity & Acceleration

Current Velocity

-31.4%

per year

Acceleration

-122.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached6.5%
Flat/maisonette93.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£95k+82.6%1.8
Post-dot-com plateau2002–2004£128k£144k+12.5%2
Pre-crash peak2006–2007£120k£190k+58.3%1
GFC & correction2008–2011£161k£120k-25.2%1.7
Help-to-Buy recovery2014–2014£129k£129k+0%3
Brexit uncertainty2018–2018£247k£247k+0%2
Pandemic surge2020–2020£169k£169k+0%6

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3% alpha

Flat/maisonette-3% α
Local
4.7%
District
7.7%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing14
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Purley→ London Bridge· 4 tph
24 min

Nearby stations

PurleyNational Rail
4 min walk
Lloyd Park Tram StopTram
47 min walk
Wandle Park Tram StopTram
47 min walk
Church Street Tram StopTram
49 min walk
George Street Tram StopTram
51 min walk
No bus stops within 400m

35

Walkability score

51

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★37 min
Victoria43 min ↑
Waterloo53 min ↑
Canary Wharf55 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

10

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)472
Nearest car park111m
Santander docks (800m)0
Nearest cycle dock8.0 km

Nearby car parks

🅿️
Russell Hill place Car Park60 spaces
111m
🅿️
Purley Multi Storey412 spaces
211m
🅿️
Purley Station Car Park· yes
324m
🅿️
Tesco· Free for 2 hours
395m

Connectivity

Broadband and mobile coverage

100%

Full fibre

2%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed108 Mbps
Median download168 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: 14.0 µg/m³
Better than 95% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.3 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 19%
Below average green space

Nearest SSSI: Riddlesdown SSSI — 2.3 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

3 min walk

68%

Recommend GP

68%

Overall GP experience

5

GPs within 1km

7

Dentists within 1km

17

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 205 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

13

Parks (1km)

26

Restaurants (800m)

7

Cafes (800m)

5

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

7

Convenience

Nearest supermarketBudgens · 2.7 km

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

69m

Post office

Nearby shops

Purley Express100 m
Londis110 m
Casa Buna123 m
Coughlans Bakery128 m

Nearby cafes

Costa69 m
Star Express69 m
O Farol95 m
Purley Cafe151 m

Nearby restaurants

Domino's5 m
Planet Pizza17 m
4 Locos33 m
Raj Of Purley36 m

Nearby pubs

The Foxley Hatch36 m
The Pear Tree136 m
Jolly Farmers153 m
Elliotts167 m

Nearby gyms

87 Fight905 m

Nearby pharmacies

Boots139 m
Hobbs Pharmacy210 m
Tesco Instore Pharmacy310 m
Foxley Lane Pharmacy528 m

Nearby health

London School of Facial Orthotropics52 m
Purley Dental Care74 m
Purley War Memorial Hospital205 m
Confidental Clinic271 m
Food hygiene (5-star)63% of 97

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

AAKK LIMITED
ICULUS LTD
ISABELLA BEAUTY LTD
JBK INVESTMENTS LIMITED
LEX STERLING LIMITED

+5 more

Investment

Investment grade, yield and market outlook

57

Investment score

Good

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

22.8

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,840m
Crossrail 2 route11,018m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,319 nationally

2,389

Est. population

6,134/km²

60%

Employed

45%

Degree educated

£43,700

Median income

8.1%

Claimant rate

Inner cityMedium densitySocially diverse / deprived

36

Community stability

Age profile

21%
24%
24%
16%
15%
Under 1821%
18–3424%
35–4924%
50–6416%
65+15%

Tenure

20%
19%
36%
19%
Own outright20%
Own (mortgage)19%
Private rent36%
Social rent19%
Shared ownership6%
Rent free0%

Ethnicity

41%
14%
16%
17%
White British41%
White Other14%
Asian16%
Black17%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine16%
No car household47%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent36%
Social rent19%

vs. London

Income vs London+4.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (3 years)
9
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)
50
Largest scheme
87 homes · 51-61, 51-61, Whytelcliffe Road South, South Croydon, CR8 2AZ
Pipeline pressure
NONE

Named schemes (500m)

51-61, 51-61, Whytelcliffe Road South, South Croydon, CR8 2AZ87 homes
completed
The Eight , 52, 850-852 & 854, The Eight , 52, 850-852 & 854, Brighton Road, Purley, CR8 2BH76 homes
completed
ABC CINEMA AND LAND ADJOINING, ABC CINEMA AND LAND ADJOINING, HIGH STREET, WHYTECLIFFE ROAD, SOUTH PURLEY, CR257 homes
completed
1-9, 1-9, Foxley Lane, Purley, CR8 3EF49 homes
completed
37, Russell Hill Road, CR8 2LF47 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

Live in CR8 2LA? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for CR8 2LA.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

Similar postcodes

Frequently asked questions

📍 Track CR8 2LA

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for CR8 2LA

Full postcodeCR8 2LA
Postcode districtCR8
BoroughLondon Borough of Croydon
WardPurley & Woodcote
Latitude51.339453
Longitude-0.117146
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