Addiscombe area guide
Property, prices, schools and local life in Addiscombe — from the Streets Ahead team who work here.
What is Addiscombe like to live in?
Living in Addiscombe
Addiscombe sits just east of Croydon town centre, in the London Borough of Croydon, and it is a place people tend to settle into rather than pass through. It is a residential neighbourhood built largely of Victorian and Edwardian terraces, with a high street of everyday shops, cafes and independent traders running through the middle of it. The scale is human: streets you can walk, a parade you can reach on foot, and green space close at hand.
The area has a good deal of green to draw on, with parks and recreation ground within easy reach and the wider open space around Shirley and Shirley to the east. Neighbouring East Croydon and Park Hill put the town centre, its shops and its stations within a short hop. If you want a real neighbourhood with quick links into central Croydon and on towards town, Addiscombe is the sort of place that keeps people for years.
Addiscombe falls under Croydon Council, which sets the council tax, runs bin collections and handles school admissions across the area. A Band D home here is charged £2,599.91 for 2026-27. Our team can talk you through what a specific street means for your day-to-day before you commit to a viewing.
How do you get to central London?
Addiscombe is served by the Tramlink network, which runs across Croydon and connects into East Croydon, and East Croydon station itself is close by for fast trains towards central London. From there you reach London Victoria and London Bridge without changing onto the Underground. Neighbouring East Croydon and Croydon Central add further options for the commute. For a frank view of which pocket suits your journey, our local team can walk you through the trade-offs.
Addiscombe in numbers
Local facts and figures from official sources
The median sold house price in Addiscombe is £400,000, based on 1,287 sales across CR0 and SE25 between Sep 2025 – Sep 2026 (HM Land Registry Price Paid Data). Terraced houses sell for a median of £430,000, flats and maisonettes £260,000, semi-detached houses £488,000, and detached houses £636,750.
Council tax on a Band D home in Addiscombe is £2,599.91 for 2026-27 (London Borough of Croydon, MHCLG).
Addiscombe has a population of 33,459, of whom 50.6% own their home and 34.5% rent privately (Office for National Statistics).
There are 19 state schools in the Addiscombe area, including 11 primary and 2 secondary schools (Ofsted / Department for Education, state-funded schools management information).
House prices
£400,000 Median sold price in CR0, SE25 (1,287 sales, Sep 2025 – Sep 2026)
| Detached | £636,750 |
|---|---|
| Semi-detached | £488,000 |
| Terraced | £430,000 |
| Flat / maisonette | £260,000 |
Croydon borough average: £390,041 -3.4% year on year
Source: HM Land Registry Price Paid Data (CR0, SE25, standard sales), Sep 2025 – Sep 2026
Source: HM Land Registry UK House Price Index (Croydon), July 2026
Private rents
£1,579 Average monthly rent in Croydon +3.6% year on year
| Detached | £2,619 |
|---|---|
| Semi-detached | £1,995 |
| Terraced | £1,792 |
| Flat / maisonette | £1,435 |
Source: Office for National Statistics, Price Index of Private Rents (Croydon), June 2026
People & housing
33,459 Residents in the Addiscombe East, Addiscombe West and Park Hill & Whitgift wards
| Owner occupied | 50.6% |
|---|---|
| Shared ownership | 1.4% |
| Social rented | 13.4% |
| Private rented | 34.5% |
Source: Office for National Statistics (via Nomis, ward level), Census 2021
Council tax
£2,599.91 Band D in Croydon, 2026-27
| Band A | £1,733.27 |
|---|---|
| Band B | £2,022.15 |
| Band C | £2,311.03 |
| Band D | £2,599.91 |
| Band E | £3,177.67 |
| Band F | £3,755.43 |
| Band G | £4,333.18 |
| Band H | £5,199.82 |
Source: MHCLG, Council Tax levels set by local authorities in England, 2026-27
Schools
19 State-funded schools in this area’s postcodes
Primary (11)
- Ark Oval Primary Academy Last inspected Mar 2020
- Courtwood Primary School Last inspected Dec 2022
- Forestdale Primary School Last inspected May 2022
- John Wood School & Nursery Last inspected Jul 2024
- Oasis Academy Shirley Park Primary
- Park Hill Infant School Ofsted: Outstanding
- Park Hill Junior School Ofsted: Outstanding Last inspected Jan 2020
- Robert Fitzroy Academy Last inspected Nov 2023
- South Norwood Primary Ofsted: Good
- St Thomas Becket Catholic Primary School Ofsted: Good
- Woodside Primary School Last inspected Apr 2025
Secondary (2)
- Archbishop Tenison's CofE High School Last inspected Apr 2026
- Ark Blake Academy Ofsted: Good
Ofsted no longer issues single overall grades for inspections after November 2025 — follow a school’s link for its full, current report card.
Source: Ofsted / Department for Education, state-funded schools management information, 31 August 2026
Contains HM Land Registry data © Crown copyright and database right 2026, licensed under the Open Government Licence v3.0. Contains public sector information (ONS, MHCLG, DfE/Ofsted) licensed under the Open Government Licence v3.0.
The Addiscombe property market
Property and schools
Across CR0 and SE25, the median sold price over the most recent twelve months was £395,000 — but that single figure hides a spread by property type. Flats and maisonettes, the most accessible way into the area, sold at a median of £260,000. Terraced houses, the dominant family type, reached £426,218. Semi-detached houses came in at £500,000, and the smaller number of detached houses at £623,500.
If you are renting, average private rents in Croydon stood at £1,579 a month. Around 34.5% of local households rent privately (Census 2021), so demand from tenants is steady. Whether you are selling or letting, the numbers move quickly, so the most useful figure is a current appraisal of your own property.
Where to live in Addiscombe
Streets within an easy walk of the high street and the tram tend to be the most sought-after, where period character and a quick commute meet. Buyers after more space for their money often look towards neighbouring Shirley and Park Hill, where the housing mix shifts. For a straight view of what a given budget buys right now, book a conversation with our team.
Schools and families
The area has 11 state primary schools and 2 state secondaries, Archbishop Tenison’s CofE High School and Ark Blake Academy, with admissions run by Croydon Council. Because catchments and admission rules change year to year, check each school’s current Ofsted report and Croydon’s published criteria directly before you apply. If schools are shaping your search, our team can point you towards the streets that suit.
Addiscombe property questions, answered
Good to know
What is the average house price in Addiscombe?
The median sold price in Addiscombe (CR0 and SE25) was £395,000 over the most recent twelve months. By type: detached £623,500, semi-detached £500,000, terraced £426,218, and flats or maisonettes £260,000. The property type matters as much as the postcode when you are setting a budget, so treat the median as a starting point rather than a fixed figure.
Which borough is Addiscombe in?
Addiscombe is in the London Borough of Croydon, which sets the council tax, runs bin collections and handles school admissions for the area. Council tax on a Band D home is £2,599.91 for 2026-27. The borough also shapes local planning and services, so it is worth confirming when you compare Addiscombe with neighbouring areas.
How do you get from Addiscombe to central London?
Addiscombe is served by the Tramlink network across Croydon, which connects into East Croydon station for fast trains towards central London, reaching London Victoria and London Bridge without changing onto the Underground. Neighbouring East Croydon and Croydon Central stations add further options. For exact current times and routes, check National Rail or TfL, as timetables change.
What are the schools like in Addiscombe?
Addiscombe has 11 state primary schools and 2 state secondaries, Archbishop Tenison’s CofE High School and Ark Blake Academy, with admissions run by Croydon Council. Because catchments and admission criteria change from year to year, check each school’s current Ofsted report and Croydon’s published criteria directly before you apply. If schools are shaping your move, our local team can point you towards the right streets.
Is Addiscombe a good place to live?
Addiscombe offers Victorian and Edwardian streets, a high street of everyday shops and independent traders, green space close at hand, and Tramlink and East Croydon rail links towards central London. Around 50.6% of households own their home and 34.5% rent privately (Census 2021), making it mixed in tenure and household type. It suits buyers who want a settled residential neighbourhood with a quick commute.
What is the rental market like in Addiscombe?
Average private rents in Croydon were £1,579 a month, and around 34.5% of Addiscombe households rent privately (Census 2021), so tenant demand is steady. Landlords can read our Ultimate Landlord Guide or contact our lettings team for a current appraisal.
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219-221 Lower Addiscombe Road Croydon, CR0 6RB
This area guide is maintained by our Addiscombe branch team, who cover Addiscombe sales and lettings.
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