The bottom line
CR8 5LP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £492,500 median — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catch: 66 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 5LP scores on each.
Toggle a question above to see how CR8 5LP meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for CR8 5LP
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Postcode Personality
“Strong, well-rated schools nearby”
How CR8 5LP has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
The Hayes Primary School
Good · Inspected May 2023 · 2 min walk
KS2: 106.0
Secondary
Oasis Academy Coulsdon
Not yet inspected · 25 min walk
100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km
Childcare
Childcare
Purley Nursery School
Not inspected · 33 min walk
2 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
47.6 incidents per 1,000 residents
from a low base — still below London average
-27% vs borough
Crime by type
Stop & search
1.7
per 1,000 residents
→ Stable
trend
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 · 1.9km
Crime is 27% below London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.
£492,500
Median sale price
£492,500 is 5% below the London median (£520,000)
This year
Semi-detached
Dominant type
Price history
EPC breakdown
Based on 19 properties · Confidence: medium
Street mix
LHA rates — Outer South London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Market momentum
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1995–2026 · CAGR
+6.6%
Total change
+632%
Market Activity
Price Velocity & Acceleration
Current Velocity
+90.9%
per year
Acceleration
+116.06
change in velocity
Market State
Strong growth
Price Distribution
P25: £700k+ · P75: £500k–£600k · 40 sales
Property Type Mix
Total: 40 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1995–1999 | £97k | £159k | +64% | 2.8 |
| Post-dot-com plateau | 2002–2004 | £243k | £268k | +10.3% | 1.7 |
| Pre-crash peak | 2005–2006 | £320k | £285k | -10.9% | 1 |
| GFC & correction | 2009–2010 | £247k | £318k | +28.8% | 1.5 |
| Help-to-Buy recovery | 2014–2016 | £415k | £483k | +16.4% | 1 |
| Brexit uncertainty | 2017–2019 | £490k | £361k | -26.2% | 1.7 |
| Pandemic surge | 2020–2021 | £535k | £450k | -15.9% | 1 |
| Rate-rise correction | 2022–2023 | £510k | £433k | -15.2% | 2 |
| Current market | 2024–2026 | £497k | £710k | +42.8% | 2 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Semi-detached
+-1.5% alpha
CAGR over 30yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
3
Walkability score
17
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
2
Car parks (800m)
0
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Riddlesdown SSSI — 1.3 km
Energy
Ground stability
Geology: DIAMICTON
Subsidence risk: Low
Shrink-swell: Low
Landslide records (2km): 1
Landslide susceptibility: Low
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
OLD COULSDON MEDICAL PRACTICE
2A COURT AVENUE, CR5 1HF
17 min walk
86%
Recommend GP
86%
Overall GP experience
0
GPs within 1km
0
Dentists within 1km
7
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
16
Parks (1km)
1
Restaurants (800m)
0
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
3
Sports (1km)
0
Convenience
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
454m
Post office
Nearby restaurants
Nearby gyms
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
36
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
48.5
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 6/10
Around average
Index of Multiple Deprivation
Rank: 18,792 nationally
1,785
Est. population
3,860/km²
57%
Employed
37%
Degree educated
£43,700
Median income
4.7%
Claimant rate
57
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Stamp Duty & Affordability Calculator
Stamp Duty & Affordability Calculator
Stamp duty on median price (£492,500)
£12,125
Standard buyer
£3,375
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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