Neighbourhood · Croydon

Waddon South: house prices and how the area is changing

Official figures for the Waddon South neighbourhood of Croydon, England (ONS area Croydon 028). Headline figures assembled 11 October 2026. Postcodes CR0, CR2, CR9. Figures that read a point use the neighbourhood's centre, near CR0 4EN.

A middle-income neighbourhood, showing some signs of gentrification

Waddon South is a middle-income neighbourhood; it shows some signs of gentrification against Croydon (3 of 22 signals rising, none falling). Houses here typically resell for £460,000 and flats for £275,000 (median resale prices, 2023-2025). Recorded crime is in line with Croydon (1.0 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Waddon, is about an 11-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

£460,000

Median resale price of houses in the neighbourhood, 2023-2025; +17% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£275,000

Median resale price of flats in the neighbourhood, 2023-2025; +0% 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

Some signs

Weighted balance +0.12; 3 of 22 signals up, 0 down, against the borough.

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

Deprivation

Decile 3 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 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

1.0 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 Waddon South sits in Croydon

Typical house price: joint 20th lowest of the 44 neighbourhoods in Croydon with enough house sales for one
Typical flat price: joint 14th 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 Waddon South

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

3 of 22 counted signals point towards rising affluence against Croydon, 0 the other way and 19 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
Income deprivation ranking
Air quality

Stations and schools nearby

Nearest station

Waddon Railway station, about an 11-minute walk from the neighbourhood's centre (840 m in a straight line). About 9.8 trains an hour leave between 07:00 and 19:00 on a weekday: Southern to London Victoria (about 40 min) and London Bridge (about 24 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 Aerodrome Primary Academy 140 m from the neighbourhood's centre. Ofsted: Report card: Strong standard in 2 areas, Expected standard in 5 (Nov 2025).
Nearest state secondary school Harris Academy Purley 880 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 Waddon South

What is the typical house price in Waddon South?

£460,000. Median resale price of houses in the neighbourhood, 2023-2025; +17% against 2017-2019.

How does Waddon South compare with the rest of Croydon?

Typical house price: joint 20th lowest of the 44 neighbourhoods in Croydon with enough house sales for one. Typical flat price: joint 14th 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 Waddon South an affluent area?

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

Is Waddon South gentrifying?

Some signs. Weighted balance +0.12; 3 of 22 signals up, 0 down, against the borough.

What is the nearest station to Waddon South?

Waddon. Railway station, about an 11-minute walk from the neighbourhood's centre (840 m in a straight line). About 9.8 trains an hour leave between 07:00 and 19:00 on a weekday: Southern to London Victoria (about 40 min) and London Bridge (about 24 min).

Which state schools are nearest to Waddon South?

Nearest state primary school. Aerodrome Primary Academy. 140 m from the neighbourhood's centre. Ofsted: Report card: Strong standard in 2 areas, Expected standard in 5 (Nov 2025). Nearest state secondary school. Harris Academy Purley. 880 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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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.