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Neighbourhood · Three Rivers

Croxley Green: house prices and how the area is changing

Official figures for the Croxley Green neighbourhood of Three Rivers, England (ONS area Three Rivers 006). Headline figures assembled 4 November 2026. Postcodes WD18, WD3. Figures that read a point use the neighbourhood's centre, near WD3 3HE.

One of the most affluent neighbourhoods in England, showing clear signs of gentrification

Croxley Green is one of the most affluent neighbourhoods in England; it shows clear signs of gentrification against Three Rivers (3 of 19 signals rising, 1 falling). Houses here typically resell for £625,000 and flats for £310,000 (median resale prices, 2023-2025). Recorded crime is lower than across Three Rivers (0.6 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Croxley, is about a 4-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 4 November 2026; source dates are shown below.

Typical house price

£625,000

Median resale price of houses in the neighbourhood, 2023-2025; +14% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£310,000

Median resale price of flats in the neighbourhood, 2023-2025; -1% 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

Clear signs

Weighted balance +0.17; 3 of 19 signals up, 1 down, against the borough.

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

Deprivation

Decile 9 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 9 to 10.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£73,600

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

Source: Office for National Statistics

Recorded crime

0.6 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 Croxley Green sits in Three Rivers

  • Typical house price: 6th highest of 12 neighbourhoods in Three Rivers
  • Typical flat price: 5th highest of the 11 neighbourhoods in Three Rivers with enough flat sales for one
  • Average household income: 6th highest of 12 neighbourhoods in Three Rivers

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 4 November 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 Croxley Green

House prices: Croxley Green against Three Rivers: This neighbourhood £88k (1995) to £640k (2026); Three Rivers £95k (1995) to £600k (2026).£160k£578k2026202120162011200620011995This neighbourhood£640kThree Rivers£600k
Median resale price of houses each year here and across Three Rivers, 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).
Flat prices: Croxley Green against Three Rivers: This neighbourhood £46k (1995) to £320k (2025); Three Rivers £52k (1995) to £295k (2026).£81k£289k2026202120162011200620011995This neighbourhood£320kThree Rivers£295k
Median resale price of flats each year here and across Three Rivers, 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 4 November 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

3 of 19 counted signals point towards rising affluence against Three Rivers, 1 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
  • Home improvement applications
  • Benefit claims (DWP)

Falling behind the borough

  • Anti-social behaviour

Stations and schools nearby

Nearest stations

  • Croxley Underground station, about a 4-minute walk from the neighbourhood's centre (270 m in a straight line).
  • Rickmansworth Railway station, 2.2 km from the neighbourhood's centre in a straight line. About 3.3 trains an hour leave between 07:00 and 19:00 on a weekday: Chiltern Railways to London Marylebone (about 29 min) and Aylesbury Vale Parkway (about 44 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 Malvern Way Infant and Nursery School 360 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 4 areas (Feb 2025).
  • Nearest state secondary school Rickmansworth School 850 m from the neighbourhood's centre. Ofsted: Outstanding (Sep 2023).

Schools: Department for Education, Get Information about Schools (20 October 2026); inspections: Ofsted's management information as at 30 September 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Nearest A&E

  • Nearest major A&E Watford General Hospital 2.8 km from the neighbourhood's centre, in a straight line.

Hospitals: NHS England, NHS Wales and Public Health Scotland site lists. Waiting times: NHS England's Emergency Care Data Set (experimental statistics), StatsWales and Public Health Scotland, Open Government Licence v3.0. The NHS standard is 95% within 4 hours. Ambulances go to the most suitable A&E, which is not always the nearest.

Questions about Croxley Green

What is the typical house price in Croxley Green?

£625,000. Median resale price of houses in the neighbourhood, 2023-2025; +14% against 2017-2019.

How does Croxley Green compare with the rest of Three Rivers?

Typical house price: 6th highest of 12 neighbourhoods in Three Rivers. Typical flat price: 5th highest of the 11 neighbourhoods in Three Rivers with enough flat sales for one. Average household income: 6th highest of 12 neighbourhoods in Three Rivers.

Is Croxley Green an affluent area?

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

Is Croxley Green gentrifying?

Clear signs. Weighted balance +0.17; 3 of 19 signals up, 1 down, against the borough.

What is the nearest station to Croxley Green?

Croxley. Underground station, about a 4-minute walk from the neighbourhood's centre (270 m in a straight line).

Which state schools are nearest to Croxley Green?

Nearest state primary school. Malvern Way Infant and Nursery School. 360 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 4 areas (Feb 2025). Nearest state secondary school. Rickmansworth School. 850 m from the neighbourhood's centre. Ofsted: Outstanding (Sep 2023).

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

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Nearby neighbourhoods in Three Rivers

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.