Neighbourhood · Croydon

Coulsdon: house prices and how the area is changing

Official figures for the Coulsdon neighbourhood of Croydon, England (ONS area Croydon 041). Headline figures assembled 11 October 2026. Postcodes CR5, CR8. Figures that read a point use the neighbourhood's centre, near CR5 2JT.

One of the most affluent neighbourhoods in England, changing little against Croydon

Coulsdon is one of the most affluent neighbourhoods in England; it is changing little against Croydon (signals are mixed: 5 rising and 4 falling of 22). Houses here typically resell for £615,000 and flats for £255,000 (median resale prices, 2023-2025). Recorded crime is lower than across Croydon (0.9 times the borough's rate), schools nearby are improving slower than the council's and the nearest station, Coulsdon Town, is about a 4-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

£615,000

Median resale price of houses in the neighbourhood, 2023-2025; +26% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£255,000

Median resale price of flats in the neighbourhood, 2023-2025; +20% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Among the most affluent

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

Mixed signs

Weighted balance +0.04; 5 of 22 signals up, 4 down, against the borough.

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

Deprivation

Decile 8 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 4 to 10.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£84,200

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

Source: Office for National Statistics

Recorded crime

0.9 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

Slower than the council's

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

Source: Ofsted, Department for Education

Where Coulsdon sits in Croydon

Typical house price: joint 6th highest of the 44 neighbourhoods in Croydon with enough house sales for one
Typical flat price: 8th lowest of the 36 neighbourhoods in Croydon with enough flat sales for one
Average household income: 11th highest 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 Coulsdon

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

5 of 22 counted signals point towards rising affluence against Croydon, 4 the other way and 13 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

Resale prices
Income deprivation ranking
Air quality
Homes improving their energy rating
Catching up with neighbouring areas

Falling behind the borough

Recorded crime
Anti-social behaviour
Schools improving
Benefit claims (DWP)

Stations and schools nearby

Nearest station

Coulsdon Town Railway station, about a 4-minute walk from the neighbourhood's centre (310 m in a straight line). About 4 trains an hour leave between 07:00 and 19:00 on a weekday: Southern to Purley (about 6 min) and Tattenham Corner (about 19 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 Oasis Academy Byron 920 m from the neighbourhood's centre. Ofsted: Good (Jun 2023).
Nearest state secondary school Woodcote High School 1.3 km from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Jan 2024).

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 Coulsdon

What is the typical house price in Coulsdon?

£615,000. Median resale price of houses in the neighbourhood, 2023-2025; +26% against 2017-2019.

How does Coulsdon compare with the rest of Croydon?

Typical house price: joint 6th highest of the 44 neighbourhoods in Croydon with enough house sales for one. Typical flat price: 8th lowest of the 36 neighbourhoods in Croydon with enough flat sales for one. Average household income: 11th highest of 45 neighbourhoods in Croydon.

Is Coulsdon an affluent area?

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

Is Coulsdon gentrifying?

Mixed signs. Weighted balance +0.04; 5 of 22 signals up, 4 down, against the borough.

What is the nearest station to Coulsdon?

Coulsdon Town. Railway station, about a 4-minute walk from the neighbourhood's centre (310 m in a straight line). About 4 trains an hour leave between 07:00 and 19:00 on a weekday: Southern to Purley (about 6 min) and Tattenham Corner (about 19 min).

Which state schools are nearest to Coulsdon?

Nearest state primary school. Oasis Academy Byron. 920 m from the neighbourhood's centre. Ofsted: Good (Jun 2023). Nearest state secondary school. Woodcote High School. 1.3 km from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Jan 2024).

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

Thinking of buying in Coulsdon?

A full report covers flood risk, schools, crime, your commute, energy, planning and how the area is changing, for the exact home.

Prepare a full report for a home here See a sample report

Nearby neighbourhoods in Croydon

Postcode districts

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.