Purley & Woodcote · Croydon · Croydon South constituency · 51.33201, -0.12493

CR8 4AB— Purley & Woodcote, Croydon

Location and area intelligence for CR8 4AB, Purley & Woodcote, Croydon

One of London's quieter, safer enclaves

 

Schools 50%Safety 73/100Transport 42/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

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Lopsided profile — strong safety but weak schools

Liveability
51
Safety
73
Schools
30
Transport
42
Environment
69
Investment
35

The bottom line

CR8 4AB offers low crime — a strong choice for Owner-occupiers.

Less suited to Families.

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Location

CR8 4AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+20.5% vs London avg
vs London crime+21.0% vs London avg

Deep-dive guides for CR8 4AB

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

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Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

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How CR8 4AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

Beaumont Primary School

Not yet inspected · 6 min walk

KS2: 109.8

—

Secondary

Thomas More Catholic School

Not yet inspected · 17 min walk

P8: -0.13A8: 43.2

50% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Purley Nursery School

Not inspected · 16 min walk

1 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

78.5 incidents per 1,000 residents

Higher crime than 60% of London
↑ Rising 264.9%

+21% vs borough

Crime by type

Other32%
Violence & sexual offences31%
Anti-social behaviour13%
Drug offences9%
Vehicle crime7%
Burglary7%
Robbery1%
Theft1%

Stop & search

3.5

per 1,000 residents

→ Stable

trend

Road safety

89

Road safety score

3

Accidents (5yr)

2

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Purley Fire Station · 26m

Crime is +21% above 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£3,553/m²
Price per ft²£330/ft²
Avg floor area60.3 m²

EPC breakdown

B
3%
C
24%
D
1%

Based on 28 properties · Confidence: medium

Street mix

Semi 2%Flat 99%

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£150,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2024 · CAGR

+3.1%

Total change

+114%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.9%

per year

Acceleration

-10.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 67 sales

Property Type Mix

Total: 67 sales

Semi-detached1.5%
Flat/maisonette98.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£98k£102k+4.1%12
Post-dot-com plateau2001–2004£142k£181k+27.9%3.2
Pre-crash peak2005–2007£176k£195k+10.5%3
GFC & correction2008–2012£113k£180k+59.2%1
Help-to-Buy recovery2014–2016£202k£268k+32.4%1.7
Brexit uncertainty2017–2019£273k£218k-20%1.3
Pandemic surge2020–2021£241k£245k+1.7%2
Rate-rise correction2022–2023£288k£262k-8.9%2
Current market2024–2024£210k£210k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.4% alpha

Flat/maisonette-2.4% α
Local
4.8%
District
7.2%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing5
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Reedham (Surrey)

Nearby stations

Reedham (Surrey)National Rail
2 min walk
Wandle Park Tram StopTram
58 min walk
Lloyd Park Tram StopTram
59 min walk
Church Street Tram StopTram
61 min walk
Reeves Corner Tram StopTram
62 min walk
No bus stops within 400m

17

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★44 min
Victoria50 min ↑
Waterloo60 min ↑
Canary Wharf62 min ↑
City60 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 park99m
Santander docks (800m)0
Nearest cycle dock8.5 km

Nearby car parks

🅿️
Tesco· Free for 2 hours
651m

Connectivity

Broadband and mobile coverage

0%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed20 Mbps
Median download20 Mbps
Superfast coverage0%
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: 17.2 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Riddlesdown SSSI — 2.3 km

Energy

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

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 yield848.9 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

14 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

10

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 1.2 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

5

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Jolly Farmers (909 m)

Nearest supermarketBudgens · 3.6 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)

1.0km

Post office

Nearby shops

Vithu's Food & Wine28 m
Groveland Bon Bon226 m
Londis925 m
Choice Food & Wine1.1 km

Nearby cafes

Polly's Cafe145 m
Costa752 m

Nearby restaurants

Choi's129 m
Taya Oriental203 m
Taya Sushi203 m
Purley Dragon207 m

Nearby pubs

Jolly Farmers909 m
The Foxley Hatch967 m

Nearby gyms

87 Fight88 m

Nearby pharmacies

Tesco Instore Pharmacy725 m
Foxley Lane Pharmacy1.0 km

Nearby health

Confidental Clinic725 m
Ivory Dental842 m
Mr A Paice892 m
Woodcote Medical1.0 km
Food hygiene (5-star)50% of 20

Business

Local businesses registered here

Active businesses
3
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

ANDREWS HOUSE 07 LTD
COUNTRYWIDE ESSENTIALS LTD
VMS CATERING LIMITED

Investment

Investment grade, yield and market outlook

35

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

51.4

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,762m
Crossrail 2 route11,434m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,465 nationally

1,719

Est. population

4,321/km²

56%

Employed

50%

Degree educated

£50,600

Median income

5.6%

Claimant rate

SuburbanMedium densityOwner occupiers / families

49

Community stability

Age profile

21%
20%
19%
20%
20%
Under 1821%
18–3420%
35–4919%
50–6420%
65+20%

Tenure

30%
36%
26%
Own outright30%
Own (mortgage)36%
Private rent26%
Social rent8%
Shared ownership1%

Ethnicity

43%
23%
White British43%
White Other12%
Asian23%
Black12%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine12%
No car household20%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent26%
Social rent8%

vs. London

Income vs London+20.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
2
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)
77
Largest scheme
87 homes · Reedham Depot and land adj, Reedham Depot and land adj, Old Lodge Lane, Purley, CR8 4DJ
Pipeline pressure
NONE

Named schemes (500m)

Reedham Depot and land adj, Reedham Depot and land adj, Old Lodge Lane, Purley, CR8 4DJ87 homes
completed
115-119, 115-119, Brighton Road, Purley, CR8 4HE54 homes
completed
8-10 Grovelands Road Purley CR8 4LA, CR8 4LA44 homes
completed
Former Council Offices, 130, Former Council Offices, 130, Brighton Road, Purley, CR8 4EX39 homes
completed
169-183, 169-183, Brighton Road, Purley, CR8 4HE33 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 4AB

Full postcodeCR8 4AB
Postcode districtCR8
BoroughLondon Borough of Croydon
WardPurley & Woodcote
Latitude51.332014
Longitude-0.124929
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