Addiscombe West · Croydon · Croydon East constituency · 51.37670, -0.09133

CR9 6BE— Addiscombe West, Croydon

Location and area intelligence for CR9 6BE, Addiscombe West, Croydon

The practical family move

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 56/100Low yield 0.04%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
76
Schools
60
Transport
56
Environment
64
Investment
46

Location

CR9 6BE

Key facts for CR9 6BE

Full postcodeCR9 6BE
Postcode districtCR9
BoroughLondon Borough of Croydon
WardAddiscombe West
Latitude51.376697
Longitude-0.091334
Parliamentary constituencyCroydon East
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
ExcellentNeutralRisk: Low

London Benchmarks

vs London income+1.2% vs London avg
vs London crime+39.1% vs London avg

Deep-dive guides for CR9 6BE

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

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“The practical family move”

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How CR9 6BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Ark Oval Primary Academy

Not yet inspected · 2 min walk

KS2: 103.8

—

Secondary

St Mary's Catholic High School

Not yet inspected · 8 min walk

P8: +0.40A8: 39.7

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Tunstall Nursery School

Not inspected · 7 min walk

5 primaries · 3 secondaries · 1 childcare — within 1km

Safety

5 Jun

Crime rates and local incidents

MEDIUM CRIME

90.4 incidents per 1,000 residents

Higher crime than 68% of London
↑ Rising 61.8%

+483% vs borough

Crime by type

Other34%
Violence & sexual offences22%
Anti-social behaviour14%
Theft6%
Robbery6%
Vehicle crime6%
Burglary6%
Drug offences6%

Stop & search

6.4

per 1,000 residents

→ Stable

trend

Road safety

88

Road safety score

4

Accidents (5yr)

2

KSI (5yr)

Crime is +39% above London average

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

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 yield851 kWh/kWp/yr

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

Council tax band Band DAnnual charge £2,083
Price growth potentialModerate

Transport

1 May

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
🚂
East Croydon→ London Bridge· 16 tph
15 min

Nearby stations

🚂
East CroydonNational Rail
2 min walk
🚃
East Croydon Tram StopTram
3 min walk
🚃
Wellesley Road Tram StopTram
6 min walk
🚃
Lebanon Road Tram StopTram
6 min walk
🚃
George Street Tram StopTram
7 min walk
🚌8 bus routes · 8 stops within 400m · 180 buses/hr peak

61

Walkability score

78

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★36 min
Victoria46 min ↑
Waterloo46 min ↑
Canary Wharf49 min ↑
City49 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

16

Car parks (800m)

4

EV chargers (800m)

Nearest car park76m
Santander docks (800m)0
Nearest cycle dock6.0 km

Nearby car parks

🅿️
Ruskin Square plots E-F
242m
🅿️
Ruskin Square· no
289m
🅿️
Allders
561m
🅿️
Whitgift Car Park
612m
🅿️
Cherry Orchard Garden Centre
669m

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 18.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 92% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.4 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 10%
Less green space than 96% of London

Nearest SSSI: Croham Hurst SSSI — 2.8 km

Energy

Solar: 851 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

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 yield850.5 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

EAST CROYDON MEDICAL CENTRE

59 ADDISCOMBE ROAD, CR0 6SD

4 min walk

75%

Recommend GP

75%

Overall GP experience

8

GPs within 1km

12

Dentists within 1km

7

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

65

Restaurants (800m)

19

Cafes (800m)

5

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

2

Convenience

Nearest supermarketCooperative Food · 534 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

5

Late-night venues

C

0

Libraries (1km)

1

Cinemas (2km)

1.3km

Post office

Nearby shops

Sainsbury's Local180 m
WHSmith Express211 m
Co-op Food324 m
Premier Express Varshni Convenience Store381 m

Nearby cafes

AMT Coffee80 m
Pumpkin100 m
Tasty Bites102 m
West Cornwall Pasties115 m

Nearby restaurants

choochoo215 m
Burger King226 m
Pasta Di Rocca236 m
Sweetbean239 m

Nearby pubs

The Porter and Sorter86 m
Beatbox235 m
Boxpark Bar267 m
The Cronx276 m

Nearby gyms

The Gym426 m
MYPT Therapy611 m
MYPT Cycle612 m
Reformer Club by MyPT618 m

Nearby pharmacies

Osbon Pharmacy432 m
Croychem Pharmacy490 m
Allcorn Chemist567 m
Superdrug620 m

Nearby health

Banning Dental218 m
All Clear Dental Centre439 m
Orchard Dental Practice441 m
Dr Shah and Partners560 m
Food hygiene (5-star)63% of 160

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

A

High street health

Investment

Investment grade, yield and market outlook

46

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (0.04%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
0.04% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

47.8

Price growth score

C
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,969m
Crossrail 2 route9,413m

Demographics

22 Apr

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,505 nationally

2,345

Est. population

11,288/km²

71%

Employed

53%

Degree educated

£42,500

Median income

5.6%

Claimant rate

Inner cityHigh densityRenters

32

Community stability

Age profile

21%
33%
24%
14%
Under 1821%
18–3433%
35–4924%
50–6414%
65+8%

Tenure

15%
24%
48%
Own outright15%
Own (mortgage)24%
Private rent48%
Social rent10%
Shared ownership2%
Rent free0%

Ethnicity

31%
19%
22%
16%
White British31%
White Other19%
Asian22%
Black16%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine15%
No car household49%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent48%
Social rent10%

vs. London

Income vs London+1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
11
Borough approval rate
69%
Opportunity area
Croydon
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£5.3bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
7
Under construction
0
Completed (3yr)
1540
Largest scheme
937 homes · Land Adjacent To Croydon College College Road Croydon, CR0 1PF
Pipeline pressure
LOW

Named schemes (500m)

Land Adjacent To Croydon College College Road Croydon, CR0 1PF937 homes
completed
Former Essex House, Former Essex House, George Street, Croydon, CR0 1PJ546 homes
completed
Land Adjacent To East Croydon Station And At, Land Adjacent To East Croydon Station And At, Cherry Orchard Road, Cherry Orchard Gardens, Billington Hill, Croydon, CR0 6BT456 homes
completed
Galaxy House, 41, Galaxy House, 41, Cherry Orchard Road, Croydon, CR9 6BY290 homes
completed
Altitude 25, Altitude 25, Altyre Road, Addiscombe Grove, Croydon, CR9236 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
16.2%
Ward turnout
32%
Election year
2022
MP
Natasha Irons (Labour)
MP majority
6,825
Constituency
Croydon East

Councillors

Sean Eamonn FitzsimonsLabour and Co-operative Party
Patricia Hay-JusticeLabour and Co-operative Party
Clive Boyd FraserLabour and Co-operative Party

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The bottom line

CR9 6BE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

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Data freshness

When each data source was last updated

67%

Confidence score

8/12

Pillars populated

Medium reliability
gp1 May
cqc8 May
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
noise24 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
stats199 Jun
streets18 Apr
planning1 Jun
amenities4 May
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rail services21 Apr
rental market2 Jun
claimant count18 Apr
water provider9 Jun
housing pipeline18 Apr
population density18 Apr
surface water flood18 Apr

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