Loading borough…
Neighbourhood profile
Selsdon & Addington Village
Croydon, London
PocketsForestdale (Littleheath Woods · Selsdon Park Road · west-south-west)Selsdon (Coombe Wood · Littleheath Woods · Farley Road)Shirley West
Selsdon & Addington Village sits on the south-eastern edge of Croydon, a deep outer-suburban ward where the streets give way to the wooded commons and the old village church at Addington. Nature is the dominant asset: 221 hectares of green space, including the 48.9-hectare Addington Hills and the grounds of Grade II* Addington Palace, once the summer residence of six Archbishops of Canterbury. Heathfield and Addington House add two further Grade II entries, pollution scores are very strong at 94 and safety sits comfortably above the London median. The drawbacks are the ones that come with the acreage. Public-transport access is only moderate, with the Tramlink and bus services the main options and no rail station inside the ward, and only two outstanding-rated schools sit within reach, which is shallow for such a deep catchment. The conservation area covers around six percent of the ward.
- Strongest94Air & Quiet
Clean air and low ambient noise by London standards
- Also strong76Nature Access
Strong access to green space and waterways
- Watch out0Area development
Little recent major-development activity
At a glance
- Limited public-transport access
- 5 listed buildings
- 6.2% covered by a conservation area
- 2 schools rated Outstanding by Ofsted within 1 km
- Largest green space: Addington Hills (48.9 hectares)
- 99 open venues (39 food and drink, 60 other)
7 pockets across 3 named areas · coloured by overall score.See on full map ↗
This is one of 684 London wards
Find the London that fits you
Selsdon & Addington Village is one answer. The wizard scores all 684 wards against your budget, commute and priorities, then hands you a ranked shortlist of the areas that actually fit.
5 questions · about a minute · free
Browse listings
Addington Palace was the summer residence of the Archbishops of Canterbury between 1807 and 1897, and five archbishops are buried at nearby St Mary's Church.
Selsdon & Addington Village, layer by layer
Every layer’s score is free. Seven deep-dives — here and on every area, one pass — unlock with the Day Pass ↓
Scores as of 23 Aug 2026 · prices to 2026 · crime to Jun 2026 · air 2022 · sources
Property prices & growth
63Better than 85% of London
How scores work - Purchase affordability80
- Rent affordability60
- Price momentum (5yr)54
- Activity (turnover)68
Locked
Prices, rent & trends
£ per square foot to buy, an estimated 2-bed rent, and decades of sale-price history for this ward.
For Selsdon & Addington Village: 130 sales recorded (2025)32-yr price trend £—
Safety
69Better than 86% of London
- Personal safety65
- Property crime74
- Anti-social behaviour68
Locked
Safety deep-dive
Every recorded crime type — burglary, robbery, vehicle crime and more — grouped into personal, property and anti-social behaviour, with the monthly trend for this ward.
For Selsdon & Addington Village: personal, property & anti-social breakdown24-mo trend to Jun 2026counts —
Connectivity
27Better than 8% of London
Median public-transport access is basic (TfL PTAL 2.0 of 8 across this ward).
Locked
Connectivity deep-dive
Real TfL journey times to London's major hubs, plus this ward's transport access rank across London.
For Selsdon & Addington Village: — min by TfL to 8 major hubsaccess rank —
Air & Quiet
94Better than 98% of London
- Air quality92
- Quietness98
Locked
Air & noise deep-dive
NO₂, PM2.5 and road/rail noise for this ward, each against WHO / UK limits.
Cultural Signal
12Better than 11% of London
- Nightlife0
- Dining7
- Arts & culture0
- Retail & shops0
- Sports & recreation7
- Independent scene21
- Vitality (openings, diversity)31
99 open venues nearby — 39 food & drink, 60 other.
Locked
Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
For Selsdon & Addington Village: the mix behind 99 open venues—% independent
Education
35Among the lowest in London
- Primary schools36
- Secondary schools32
Locked
School inspection history
Every school in this ward with its current Ofsted rating and multi-year trend.
For Selsdon & Addington Village: 6 schools, each with its inspection record
Heritage
2Better than 7% of London
5 listed buildings · 6% under a conservation area
- Addington PalaceGrade II*
- HeathfieldGrade II
- Addington HouseGrade II
From Historic England's National Heritage List for England.
Nature Access
76Better than 93% of London
- Green spaces101
- Waterways20
Largest green space: Addington Hills (49 ha). ~221 ha of green space in total.
Area development
0Shared lowest band with 24% of London
Locked
Planning pipeline
Named recent approvals with homes and floorspace, the local homes pipeline, and the affordable share.
Unlock the full details
Unlock the full details for Selsdon & Addington Village — and every other London area
Day Pass or WAYB+ — either one unlocks your full shortlist and every area profile on the site, not just this page.
- Prices — £ per square foot, an estimated rent, and the ward’s full price history
- Safety — crime by type with its monthly trend
- Getting around — real TfL journey times to the big hubs
- Schools, air & noise — every school’s inspection record, air & noise against WHO limits
- What's next — the venue mix, what’s been approved to build nearby, and cheaper areas that score like Selsdon & Addington Village
For Selsdon & Addington Village: 130 sales recorded (2025)32-yr price history £—24-mo crime trend to Jun 2026TfL times to 8 hubs — min6 schools' inspection records99 venues mapped
What unlocked sections look like · example ward, not this one
WAYB+ · month to month
- Everything in the Day Pass — kept on for your whole search
- “What’s changing” on every ward: new approvals, openings and closures, score shifts
- Cancel anytime
Day Pass · 24 hours
A day of full access — every area, your whole shortlist.
- Your full wizard shortlist, revealed
- Every area deep-dive: prices, crime by type, schools, air, commute
- The planning pipeline and cheaper lookalike areas
- Unlimited saves and shareable links
Already bought? Don't pay again — open the confirmation email from where are you based? and tap Restore access to sign back in on this device.
Make it personal
Selsdon & Addington Village might not even be your best match — run the wizard with your own budget and commute. About 90 seconds.
What's changing in Selsdon & Addington Village
Locked
What's changing (WAYB+)
The last 90 days here: new approvals, venue openings and closures, school inspections, score shifts. Subscription only.
Already bought? Don't pay again — open the confirmation email from where are you based? and tap Restore access to sign back in on this device.
Selsdon & Addington Village, quick answers
- Is Selsdon & Addington Village safe?
- Selsdon & Addington Village scores 69 for safety, based on street-level recorded crime (police.uk) — safer than most of London. The score weighs personal safety, property crime and anti-social behaviour separately rather than ranking on one raw total, so the mix of crime matters as well as the volume.
- Is Selsdon & Addington Village a good place to live?
- Selsdon & Addington Village scores 42 overall when all nine data layers are weighted equally. The London comparison beside the score shows how that number ranks against every ward. Its strongest suits are air & quiet (94) and nature access (76); its weakest is area development (0). Whether it suits you depends on what you weight — the same data re-ranked around your own priorities can read very differently.
- How well connected is Selsdon & Addington Village?
- Limited public-transport access: Transport for London rates the typical spot in Selsdon & Addington Village 2 on its 0–8 public-transport access scale, which puts the ward at 27 for connectivity relative to the rest of London.
- Is Selsdon & Addington Village expensive to buy in?
- Relative to the rest of London, Selsdon & Addington Village is among London's more affordable areas to buy: its purchase-affordability score is 16/20, where higher means cheaper per square foot (HM Land Registry sold prices matched to floor areas).
- What are the schools like near Selsdon & Addington Village?
- Selsdon & Addington Village scores 35 for education, based on Ofsted ratings and walking distance to the nearest rated primary and secondary schools. 2 schools within a kilometre hold an Outstanding rating.
Where else to look
Wards with a similar profile
- Coulsdon Town · Croydon
- Purley Oaks & Riddlesdown · Croydon
- Kenley · Croydon
Locked
Neighbourhood matches
Find areas that score like this one, with the price difference for each.
Nearby wards
- West Wickham · Bromley
- Park Hill & Whitgift · Croydon
- Sanderstead · Croydon
- Shirley North · Croydon
- Shirley South · Croydon
- South Croydon · Croydon
More affordable, similar areas
- Selsdon Vale & Forestdale · CroydonMore affordable
- New Addington South · CroydonMore affordable
- New Addington North · CroydonMore affordable
- Gooshays · HaveringMore affordable
- Eastbrook & Rush Green · Barking and DagenhamMore affordable
Like Selsdon & Addington Village?
Find a London like this
See the London wards that score most like Selsdon & Addington Village — especially its Clean air & quiet and Nature & parks.
One quick thing
Is this page accurate?
Got something we missed or got wrong about Selsdon & Addington Village? Let us know.