Neighbourhood · Croydon

Addiscombe West: house prices and how the area is changing

Official figures for the Addiscombe West neighbourhood of Croydon, England (ONS area Croydon 022). Headline figures assembled 11 October 2026. Postcodes CR0, CR9. Figures that read a point use the neighbourhood's centre, near CR0 6TU.

A middle-income neighbourhood, with signals pointing away from gentrification

Addiscombe West is a middle-income neighbourhood. But area signals point away from gentrification against Croydon (5 of 22 signals falling, 2 rising). Houses here typically resell for £465,000 and flats for £280,000 (median resale prices, 2023-2025). Recorded crime is in line with Croydon (1.1 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, East Croydon, is about a 9-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 11 October 2026; source dates are shown below.

Typical house price

£465,000

Median resale price of houses in the neighbourhood, 2023-2025; +6% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£280,000

Median resale price of flats in the neighbourhood, 2023-2025; +1% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Middle income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Moving the other way

Weighted balance -0.17; 2 of 22 signals up, 5 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 5 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 6 small areas range from decile 2 to 5.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£68,300

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

1.1 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Addiscombe West sits in Croydon

Typical house price: 22nd highest of the 44 neighbourhoods in Croydon with enough house sales for one
Typical flat price: 17th lowest of the 36 neighbourhoods in Croydon with enough flat sales for one
Average household income: joint 18th lowest of 45 neighbourhoods in Croydon

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 11 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Addiscombe West

Median resale price of houses each year here and across Croydon, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Median resale price of flats each year here and across Croydon, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 11 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

2 of 22 counted signals point towards rising affluence against Croydon, 5 the other way and 15 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

Recorded crime
New-build activity

Falling behind the borough

Residents aged 25 to 29
Single-person households under 65
Income deprivation ranking
Home improvement applications
Benefit claims (DWP)

Stations and schools nearby

Nearest station

East Croydon Railway station, about a 9-minute walk from the neighbourhood's centre (680 m in a straight line). About 43 trains an hour leave between 07:00 and 19:00 on a weekday: Southern to London Victoria (about 18 min); Thameslink and Southern to London Bridge (14 to 20 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

Nearest state primary school Ark Oval Primary Academy 370 m from the neighbourhood's centre. Ofsted: No overall grade: Good in 4 areas (Jun 2025).
Nearest state secondary school Ark Blake Academy 300 m from the neighbourhood's centre. Ofsted: Good (Feb 2023).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Addiscombe West

What is the typical house price in Addiscombe West?

£465,000. Median resale price of houses in the neighbourhood, 2023-2025; +6% against 2017-2019.

How does Addiscombe West compare with the rest of Croydon?

Typical house price: 22nd highest of the 44 neighbourhoods in Croydon with enough house sales for one. Typical flat price: 17th lowest of the 36 neighbourhoods in Croydon with enough flat sales for one. Average household income: joint 18th lowest of 45 neighbourhoods in Croydon.

Is Addiscombe West an affluent area?

Middle income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Addiscombe West gentrifying?

Moving the other way. Weighted balance -0.17; 2 of 22 signals up, 5 down, against the borough.

What is the nearest station to Addiscombe West?

East Croydon. Railway station, about a 9-minute walk from the neighbourhood's centre (680 m in a straight line). About 43 trains an hour leave between 07:00 and 19:00 on a weekday: Southern to London Victoria (about 18 min); Thameslink and Southern to London Bridge (14 to 20 min).

Which state schools are nearest to Addiscombe West?

Nearest state primary school. Ark Oval Primary Academy. 370 m from the neighbourhood's centre. Ofsted: No overall grade: Good in 4 areas (Jun 2025). Nearest state secondary school. Ark Blake Academy. 300 m from the neighbourhood's centre. Ofsted: Good (Feb 2023).

Each answer repeats a figure shown above, with its source there.

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.