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Addiscombe West

About

Addiscombe West is a residential ward in the London Borough of Croydon, located to the east of Croydon town centre. The area is characterised by a mix of Victorian and Edwardian terraced houses, along with some post-war developments. It is well-connected by public transport, with Addiscombe tram stop providing easy access to central Croydon and beyond. The ward also benefits from proximity to several green spaces, including Ashburton Park and Addiscombe Recreation Ground.

The local community is served by a range of shops, cafes, and amenities along Lower Addiscombe Road and Cherry Orchard Road. Schools such as St. Mary's Catholic High School and Ark Oval Primary Academy cater to families in the area. Addiscombe West has a suburban feel while remaining close to the amenities of Croydon town centre. The ward is part of a larger area undergoing gradual regeneration, with improvements to infrastructure and housing.

Area overview

On average Addiscombe West has moderate deprivation and moderate crime levels, with around 129 crimes per 1,000 residents per year. Approximately 15.3% of homes in this area are social housing provided by a local council or housing association. The average income of residents in Addiscombe West is £55,636 per year. There are 9 schools in Addiscombe West: 4 primary (0 Outstanding and 4 Good) and 1 secondary (0 Outstanding and 1 Good). On average most houses in area has good public transport connectivity.

Crime rate

6/10

Crimes per 1k residents

129

Deprivation level

6/10

Income level

4/10

Connectivity

8/10

Area Profile

Addiscombe West Population

16,208

Population density

12,068.5 per km²

Demographics

British

5,094

31.43%

Other White

2,258

13.93%

Indian

1,610

9.93%

African

1,529

9.43%

Caribbean

1,351

8.33%

Total population: 16,210

Housing

Private landlord or letting agency

2,577

37.61%

Owns with a mortgage

1,717

25.06%

Owns outright

1,171

17.09%

Other social rented

714

10.42%

Social rents from council

338

4.93%

Total households: 6,851

Property prices in Addiscombe West

Based on 191 recent sales, the median property price is £375,000 in Addiscombe West area, with individual transactions ranging from £94,500 up to £985,000.

Price distribution per property type (last year)

Median sale price and percentiles per property type (last year)

Median sale price, sales count, and percentile information for each property type in Addiscombe West over the last year.
Type	Sales	Median	5th percentile	25th percentile (Lower quartile)	75th percentile (Upper quartile)	95th percentile
Detached	2	£742,000	£676,300	£705,500	£778,500	£807,700
Flats	78	£249,250	£145,688	£210,000	£330,550	£369,800
Semi-Detached	15	£478,000	£368,500	£425,000	£525,000	£613,250
Terraced	96	£438,500	£300,000	£389,500	£500,000	£572,750

10 years median price trend in Addiscombe West

Data Sources

All data is sourced from official UK government agencies and public datasets. Last updated: 01/12/2025.

HM Land Registry • Police.uk • DfE • ONS • TfL • National Rail

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Addiscombe West

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