Purley & Woodcote · Croydon · Croydon South constituency · 51.32136, -0.12772

CR8 4EH— Purley & Woodcote, Croydon

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

The family fortress

 

Schools 50%Safety 81/100Transport 34/100Low yield 3.33%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
59
Safety
81
Schools
90
Transport
34
Environment
88
Investment
40

The bottom line

CR8 4EH offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 50 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how CR8 4EH 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 4EH meets your needs.

Location

CR8 4EH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+0.0% vs London avg
vs London crime-57.0% vs London avg

Deep-dive guides for CR8 4EH

🛡️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 4EH with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How CR8 4EH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Oasis Academy Byron

Good · Inspected Jun 2023 · 11 min walk

KS2: 109.7

—

Secondary

Woodcote High School

Not yet inspected · 17 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 · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

27.8 incidents per 1,000 residents

Better than 80% of London
↑ Rising 557.1%

from a low base — still below London average

-57% vs borough

Crime by type

Vehicle crime28%
Violence & sexual offences24%
Other20%
Burglary13%
Anti-social behaviour7%
Drug offences7%
Robbery2%
Theft0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Purley Fire Station · 1.2km

Crime is 57% below London average

Property

Prices, sales volume and market trends

Avg floor area133.5 m²

EPC breakdown

E
2%

Based on 2 properties · Confidence: very_low

Street mix

Semi 20%Detached 80%

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£333,750
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 FAnnual charge £3,009
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2017 · CAGR

+7%

Total change

+239%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.2%

per year

Acceleration

-4.99

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 5 sales

Property Type Mix

Total: 5 sales

Detached80%
Semi-detached20%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£213k£213k+0%1
Post-dot-com plateau2001–2001£225k£225k+0%1
Help-to-Buy recovery2014–2016£520k£625k+20.2%1
Brexit uncertainty2017–2017£720k£720k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Coulsdon Town

Nearby stations

Coulsdon TownNational Rail
6 min walk
Lloyd Park Tram StopTram
72 min walk
Wandle Park Tram StopTram
73 min walk
Church Street Tram StopTram
76 min walk
Reeves Corner Tram StopTram
77 min walk
No bus stops within 400m

6

Walkability score

10

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★50 min
Victoria58 min ↑
Waterloo66 min ↑
Canary Wharf68 min ↑
City66 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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park443m
Santander docks (800m)0
Nearest cycle dock9.3 km

Nearby car parks

🅿️
Aldi Public Car Park· yes
691m
🅿️
Waitrose Customer Car Park· no
720m

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: 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: 18.4 km away✗ Not Green Belt✗ Not AONB68% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Farthing Downs and Happy Valley SSSI — 2.4 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

BRAMLEY AVENUE SURGERY

1B BRAMLEY AVENUE, CR5 2DR

12 min walk

87%

Recommend GP

87%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

7

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.3 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketSainsbury's · 4.4 km
4 tennis courts1 swimming pools

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

Choice Food & Wine142 m
Pindi Food & Wine590 m
Coulsdon News616 m

Nearby cafes

Cafe Time573 m
Nonna Rosa's Deli Cafe626 m
Urban Fuse649 m
Caffè Nero705 m

Nearby restaurants

Star Chippy137 m
Sichuan Garden567 m
Flamingo Kebab570 m
La Scarpetta582 m

Nearby gyms

Reedham Park Tennis Club711 m

Nearby health

The Coulsdon Medical Practice562 m
Coulsdon Dental Clinic573 m
Ivory Dental578 m
Food hygiene (5-star)33% of 6

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

40

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
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

35

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,609m
Crossrail 2 route12,390m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,361 nationally

1,654

Est. population

2,868/km²

59%

Employed

50%

Degree educated

£42,000

Median income

2.0%

Claimant rate

SuburbanLow densityOwner occupiers / families

66

Community stability

Age profile

23%
21%
24%
20%
Under 1823%
18–3411%
35–4921%
50–6424%
65+20%

Tenure

42%
52%
Own outright42%
Own (mortgage)52%
Private rent5%
Social rent1%
Shared ownership0%
Rent free0%

Ethnicity

57%
20%
White British57%
White Other6%
Asian20%
Black8%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine8%
No car household7%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent5%
Social rent1%

vs. London

Income vs London0.0%

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
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)
29
Largest scheme
75 homes · 5-7 & Industrial Estate, 9, 5-7 & Industrial Estate, 9, Leaden Hill, Coulsdon, CR5 2BQ
Pipeline pressure
NONE

Named schemes (500m)

2 Coulsdon Road Coulsdon CR5 2LA, CR5 2LA9 homes
completed
8, Coulsdon Road, CR5 2LA8 homes
completed
The Studio Workshop, 4z, The Studio Workshop, 4z, Stoats Nest Road, CR53 homes
completed
75, 75, Hartley Hill, CR8 4EQ1 homes
completed
Land At Junction Between Hartley Down And Coulsdon Road Coulsdon1 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 4EH? 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 4EH.
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 4EH

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

No spam. Unsubscribe anytime.

Key facts for CR8 4EH

Full postcodeCR8 4EH
Postcode districtCR8
BoroughLondon Borough of Croydon
WardPurley & Woodcote
Latitude51.321358
Longitude-0.127718
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