Purley & Woodcote · Croydon · Croydon South constituency · 51.32865, -0.13085

CR8 4FG— Purley & Woodcote, Croydon

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

One of London's quieter, safer enclaves

 

Schools 0%Safety 78/100Transport 34/100Low yield 3.45%

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
48
Safety
78
Schools
0
Transport
34
Environment
69
Investment
40

The bottom line

CR8 4FG offers low crime and fast broadband at £435,000 median — a strong choice for Owner-occupiers.

Less suited to Families.

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Location

CR8 4FG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-16.3% vs London avg
vs London income+20.5% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for CR8 4FG

🛡️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 4FG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

0

Education score

Poor for families
—

Primary

Woodcote Primary School

Not yet inspected · Inspected May 2025 · 7 min walk

KS2: 106.8

—

Secondary

Woodcote High School

Not yet inspected · 9 min walk

P8: -0.08A8: 48.5

0% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Purley Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.8 incidents per 1,000 residents

Better than 65% of London
↑ Rising 6700.0%

from a low base — still below London average

-28% vs borough

Crime by type

Violence & sexual offences32%
Vehicle crime29%
Anti-social behaviour16%
Other13%
Burglary7%
Drug offences1%
Theft0%
Robbery0%

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 · 532m

Crime is 28% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£435,000

Median sale price

16% below London median

£435,000 is 16% below the London median (£520,000)

-37.9%

This year

Flat

Dominant type

Price history

Sales (24 months)6
New build0.0%
Avg terraced£450,000
Avg flat£420,000
Price per m²£5,160/m²
Price per ft²£479/ft²
Avg floor area84.3 m²

EPC breakdown

B
9%

Based on 9 properties · Confidence: low

Street mix

Terraced 11%Detached 11%Flat 78%

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£9,250
First-time buyerFTB
£500
Additional propertyBTL/2nd
£22,300

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

8.6×

Price-to-income

£2,176/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£210,750
Rebuild cost per m²£2,500/m²

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

Construction era2020
WallsAverage thermal transmittance 0.23 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band FAnnual charge £3,009
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2023–2024 · CAGR

+-42.1%

Total change

-42%

Market Activity

Price Velocity & Acceleration

Current Velocity

-42.1%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 9 sales

Property Type Mix

Total: 9 sales

Detached11.1%
Terraced11.1%
Flat/maisonette77.8%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2023–2023£700k£700k+0%1
Current market2024–2024£405k£405k+0%8

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Coulsdon Town

Nearby stations

Coulsdon TownNational Rail
10 min walk
Wandle Park Tram StopTram
64 min walk
Lloyd Park Tram StopTram
66 min walk
Church Street Tram StopTram
67 min walk
Reeves Corner Tram StopTram
68 min walk
No bus stops within 400m

6

Walkability score

3

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★43 min
Victoria55 min ↑
Waterloo58 min ↑
Canary Wharf59 min ↑
City56 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 park629m
Santander docks (800m)0
Nearest cycle dock8.7 km

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: 17.5 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 10%
Less green space than 81% of London

Nearest SSSI: Farthing Downs and Happy Valley SSSI — 3.2 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

10

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 1.7 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

13

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketSainsbury's · 3.5 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)

1.6km

Post office

Nearby shops

Vithu's Food & Wine582 m
Choice Food & Wine698 m
Groveland Bon Bon783 m
Coulsdon News797 m

Nearby cafes

Polly's Cafe522 m
Cafe Time764 m
Nonna Rosa's Deli Cafe813 m
Urban Fuse918 m

Nearby restaurants

Choi's529 m
Star Chippy703 m
Pizza Hut Delivery726 m
Sichuan Garden754 m

Nearby gyms

87 Fight645 m

Nearby health

Ivory Dental321 m
The Coulsdon Medical Practice618 m
Coulsdon Dental Clinic659 m
Bramley Avenue Surgery893 m
Food hygiene (5-star)63% of 8

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
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
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

25/100

Velocity score

Future outlook

53.7

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,315m
Crossrail 2 route11,568m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,741 nationally

1,454

Est. population

4,440/km²

62%

Employed

52%

Degree educated

£50,600

Median income

3.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

64

Community stability

Age profile

23%
18%
19%
22%
18%
Under 1823%
18–3418%
35–4919%
50–6422%
65+18%

Tenure

39%
51%
Own outright39%
Own (mortgage)51%
Private rent8%
Social rent1%
Shared ownership0%

Ethnicity

47%
27%
White British47%
White Other6%
Asian27%
Black11%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine10%
No car household9%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Private rent8%
Social rent1%

vs. London

Income vs London+20.5%
Price vs London-16.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
1
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)
27
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)

169-183, 169-183, Brighton Road, Purley, CR8 4HE33 homes
completed
213,215 & 227, 213,215 & 227, BRIGHTON ROAD, CR815 homes
completed
213,215,217, & 217A, 213,215,217, & 217A, BRIGHTON ROAD, CR814 homes
completed
34-36, 34-36, BRIGHTON ROAD, CR312 homes
completed
Rear Of 169 - 183, Rear Of 169 - 183, Brighton Road, Purley, CR8 4HE10 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 (£435,000)

£9,250

Standard buyer

£500

First-time buyer

Save £8,750

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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Key facts for CR8 4FG

Full postcodeCR8 4FG
Postcode districtCR8
BoroughLondon Borough of Croydon
WardPurley & Woodcote
Latitude51.328647
Longitude-0.130852
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