Addiscombe West
Strong on transport, with safety to consider
Addiscombe West at a glance
- House prices
- £421,000
- Higher prices78th percentile
- Schools
- 60th percentile
- Middle
- Transport
- 94th percentile
- Strong
- Crime rate
- 94.6 per 1,000 residents
- Weak27th percentile
- Flood risk
- Under 0.1% of the area in flood zones
- Less flood-zone land6th percentile
Underlying data dates vary by measure.
How to read these figuresIs Addiscombe West a good place to live?
Addiscombe West may be a good fit for people who value stronger transport access. The available data also shows schools are around the national middle range. Crime data appears weaker and house prices appear higher than many neighbourhoods nationally, so those factors are worth checking against your priorities.
You can also compare nearby neighbourhoods in Croydon below.
Best fit and trade-offs
May suit
- Movers who value stronger transport access
Watch out for
- Crime data appears weaker than many neighbourhoods nationally
- House prices appear higher than many neighbourhoods nationally
Crime rate in Addiscombe West
Crime rate
- Crime rate
- 94.6 per 1,000 residents
- Percentile
- 27th percentile nationally
Recorded crime is relatively higher; higher percentiles indicate lower crime.
Recorded crimes and anti-social behaviour per 1,000 residents over the 12 months to June 2026. Higher crime percentiles indicate lower recorded crime. Busy centres can show high rates because crimes are counted where they happen but divided by the people who live there.
House prices in Addiscombe West
House prices
- Median sale price
- £421,000
- Percentile
- 78th percentile nationally
House prices appear higher than many neighbourhoods nationally.
Median of 148 standard sales over the 12 months to June 2026, from HM Land Registry. Lower price percentiles indicate lower prices nationally. This is an area figure, not a valuation of a particular home.
Schools in Addiscombe West
Schools
60th percentile nationally
Higher percentiles indicate stronger schools indicators nationally.
Flood risk in Addiscombe West
Flood risk
Under 0.1% of the area in flood zones 2 or 3
Land in Environment Agency river and sea flood zones 2 or 3. Zone 3, the higher-probability zone, covers under 0.1% of the area. That is the 6th percentile among neighbourhoods in England, where higher means more flood-zone land. Surface water is not included, and this is not an address-level assessment: check the flood map for the specific property.
Transport in Addiscombe West
Transport
94th percentile nationally
Higher percentiles indicate stronger transport indicators nationally.
What the full report adds
This public guide covers headline signals for crime, house prices, schools, flood risk and transport. The full report adds deeper lifestyle, health, green space, family and local life data, plus tools to compare and shortlist neighbourhoods.
FAQs
Is Addiscombe West a good place to live?
Addiscombe West may be a good fit for people who value stronger transport access. The available data also shows schools are around the national middle range. Crime data appears weaker and house prices appear higher than many neighbourhoods nationally, so those factors are worth checking against your priorities.
Is Addiscombe West safe?
Addiscombe West ranks in the 27th percentile for crime data; in this dataset, a higher percentile indicates lower crime.
What are house prices like in Addiscombe West?
The median sale price was £421,000 in the 12 months to June 2026. House prices are in the 78th percentile nationally; lower percentiles indicate lower prices.
How are schools in Addiscombe West?
Schools rank in the 60th percentile nationally for this public profile.
What neighbourhoods are near Addiscombe West?
Nearby public profiles include Bensham Manor in Croydon and Thornton Heath in Croydon.
