— ACRERIGHT AREA REPORT · STREET
Home › Croydon › Headcorn Place · street
8 recorded sales · median £120,000 · Croydon
Croydon Council · Conservative mayor · council NOC, Labour largest 28/70 seats · 40% · OCD 2026
71/100
Good
Acreright area score · our comparison, not an official rating
£120k
median price
10.2
crimes per 1,000 residents each month
£120k
median sold price
10.6 yrs
of local pay to buy
16 min
London — fastest
17
rail stations mapped
1
grammar school
158
schools total
10.2
crimes per 1,000 residents each month
1,190
Violence — most
14.1
NO₂ · WHO 10
3%
in a flood zone
150
green spaces
7.7
PM2.5 · WHO 5
714
eat & drink
231
shops
82.3%
gigabit
53
gyms & leisure
Tiles show street’s own prices; crime, schools, transport, health & amenities are shown for the wider area — each tab labels its source.
Score by what matters: AffordabilityCommuteSchoolsSafetyEnvironmentAmenities
Sold price trend
Not enough history to chart yet.
⌄ On this street: every recorded sale is listed under Cost — this is the finest level we hold. Everything else is shown for the wider Croydon, clearly labelled.
What's happening here
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Local voices
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All figures, sources and dates
Prices2026-09-09
Affordability2025
Council tax & governance2026/27 (tax); 2026 (control)
Crime2026-07
Deprivation2025
Census2021
Schools2026
Health2026/2025
Transport2026
Broadband2024-07
Environment2023–24
Ground checks2022–25
Heritage & planning2026
Amenities2026
Companies2026-07-01
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What does it cost? This street
A typical home here sells for £120,000. That's about 10.6× local earnings — around the 10.7× five-year average.
Sold price history
Not enough history to chart yet.
Median sold price · 12 months to Sep 2026 · 8 sales£120,000
HM Land Registry Price Paid
By property type
Too few sales by type to chart.
Typical home price compared with annual local pay10.6× · five-year average 10.7×
HM Land Registry, 12 months
Resold at a loss from Croydon25.5%
Of the homes across Croydon that sold again within five years, 25.5% went for less than the owner paid. Lower is better. Worse than London (18%).
By property type
Semi-detached houses0%
Terraced houses11.1%
Flats25.8%
New-build vs second-hand
Bought new55%
Bought second-hand18.9%
Overall
Typical resale gain+15.7% · ~8-yr hold
Same home sold twice within five years (3,489 resale pairs) across Croydon — the finest grain we hold repeat-sale outcomes at · HM Land Registry · cash terms, not inflation-adjusted
Home ownership55%
Households owning their home · ONS Census 2021
Council tax£2,600
London Borough of Croydon£2,089
Greater London Authority£511
Council tax bands A–H
Band A£1,733
Band B£2,022
Band C£2,311
Band D (baseline)£2,600
Band E£3,178
Band F£3,755
Band G£4,333
Band H£5,200
Full-year charge for every band, derived from Band D at the statutory ratios (A = 6/9 of Band D … H = 18/9). MHCLG 2026/27.
Pick your band — the breakdown recalculates · MHCLG 2026/27 · hand-curated each April
Neighbourhood prices in Croydon how Headcorn Place compares · from Croydon
⌃ Fastest 5-yr growth: Norbury +30.4%
| Neighbourhood | Median price | 5-year change | Sales, 12m |
|---|---|---|---|
| Norbury | £510,000 | +30.4% | 134 |
| Kent Gate | £350,000 | +21% | 33 |
| Woodside | £431,500 | +20.9% | 181 |
| Thornton Heath | £380,500 | +20.1% | 335 |
| Coulsdon | £607,500 | +18.7% | 189 |
Sorted by 5-year change — click a row → the map flies there; click the name → its full report · HM Land Registry, 12 months
Homes in Headcorn Place — sold prices
Filters
| Address | Type | Beds | EPC | Price | Date |
|---|---|---|---|---|---|
| FLAT 1 22 HEADCORN PLACE THORNTON HEATH | Flat | — | — | £200,000 | Sep 2025 |
| Flat 2 22 Headcorn Place | Flat | — | — | £156,000 | Feb 2022 |
| 6 Headcorn Place | Other | — | — | £500,000 | Oct 2019 |
| FLAT 1 22 HEADCORN PLACE THORNTON HEATH | Flat | — | — | £120,000 | Oct 2016 |
| FLAT 1 22 HEADCORN PLACE THORNTON HEATH | Flat | — | — | £100,000 | Aug 2015 |
| 10, Headcorn Place | Flat | — | — | £165,000 | Jun 2004 |
| Flat 2 22 Headcorn Place | Flat | — | — | £80,000 | Jul 2003 |
| 20 HEADCORN PLACE | Flat | — | — | £20,750 | Feb 1995 |
8 recent sales — showing 10 · Search & browse every home →
Type a street, address or postcode to narrow this list; clear to see the latest sales. Click any home → its full report (sale history, EPC, estimate). Beds inferred from floor area · HM Land Registry + EPC
How safe is it? from Croydon
Crime runs at 10.2 per 1,000 residents a month. Like most places with a retail centre, offences cluster where the shops are, not where people live.
Crime rate
Per 1,000 / month10.2
Street-level counts · police.uk, last 12 months
By category, 12 months from Croydon
Recorded crimes by category across the whole Croydon district, last 12 months · police.uk / Home Office
Where crime clusters
police.uk publishes anonymised "on or near" points, not named hotspots. The map above shows where they cluster, with the crime layer on. Some forces log crimes at their police station, so a station can look like a hotspot.
Clusters of anonymised on-or-near markers, not addresses · police.uk
Who lives here? from Croydon
Population390,719
ONS Census 2021 (Nomis) · this neighbourhood
Relative deprivation — this area's neighbourhoods average 5/10 · little changed since 2019. A higher number means less deprivation. Roughly 45% of English neighbourhoods fall in more-deprived bands.
Full deprivation breakdown — all seven domains
DEPRIVATION
IMD decile 5/10
12345678910
WHAT THIS MEANSThis area scores 5/10 on the Index of Multiple Deprivation — around the national average (averaged across its neighbourhoods). About 45% of neighbourhoods in England are more deprived than this area. The scale runs 1 (most deprived 10%) to 10 (least deprived).
SINCE 2019Was IMD decile 5 in 2019 — little changed since.
The seven things the index measures, each on the same 1–10 scale (higher = better). A low bar shows where the deprivation actually is.
Income
4.3/10
Employment
4.7/10
Education & skills
6.0/10
Health & disability
5.9/10
Crime
4.8/10
Housing & services
4.6/10
Living environment
4.0/10
Index of Multiple Deprivation 2025 (MHCLG), averaged over the LSOAs in this area. · IoD2025
Figures for the wider Croydon — the same across neighbouring areas. This page's own prices, crime and streets are shown in full on their tabs.
Employment rate · residents aged 16+61%
Unemployment · economically active residents7.2%
Degree-level (Level 4+)41%
Good or very good health85%
Own their home55%
Median age37.7
Born outside the UK35%
ONS Census 2021 · wider district
Schools This street
100% of the 5 nearest inspected schools are rated Good or Outstanding. Catchments shown are the council-published ones where held, estimates otherwise — always labelled.
Ofsted
5 of 5 inspected schools rated Good or Outstanding
of the 5 nearest inspected schools
of the 5 nearest inspected schools
GIAS + Ofsted · post-Sept-2024 inspections show "Inspected — see report"
Catchments
Likely-nearest catchment line per school where councils publish polygons; estimated by distance otherwise — always labelled which.
Council catchment polygons + GIAS
Nearest schools 25 nearest schools
AllPrimarySecondaryGrammarNursery
| School | Phase | Ofsted | Distance |
|---|---|---|---|
| Lolly Tots Day Nursery | Nursery | — | 0.1 km |
| Rainbow Stars Day Nursery | Nursery | Good ('25) | 0.1 km |
| Loving Hands International Nursery School Ltd | Nursery | Good ('21) | 0.2 km |
| Winterbourne Boys' Academy | Primary | — | 0.3 km |
| Winterbourne Junior Girls' School | Primary | Good ('24) | 0.3 km |
| Winterbourne Nursery and Infants' School | Primary | Good ('23) | 0.3 km |
| Star Child Montessori Day Nursery | Nursery | Good ('24) | 0.4 km |
| Loving Hands International Nursery School Ltd | Nursery | Good ('24) | 0.5 km |
| Tenderlinks Day Nursery | Nursery | Good ('23) | 0.5 km |
| Playhouse Montessori | Nursery | Good ('23) | 0.6 km |
Nearest first · type to search all schools, or filter by phase · click a school → its full report page · GIAS + Ofsted
Health This street
At a glance
| Here | |
|---|---|
| Life expectancy — men | 80.1 yrs |
| Life expectancy — women | 84.5 yrs |
| Smoking | 12.6% |
| Adults overweight or obese | 61.4% |
OHID Fingertips · district-level figures (the health-outcomes grain)
25
nearest GP surgeries · nearest 0.2 km
NHS ODS
NHS ODS
25
nearest dentists · nearest 0.1 km
NHS ODS
NHS ODS
25
nearest pharmacies · nearest 0.2 km
NHS ODS
NHS ODS
11 of 11 CQC-rated providers nearby are Good or Outstanding.
Nearest GPs, dentists & pharmacies
AllGPsDentistsPharmacies
| Name | Type | CQC rating | Distance |
|---|---|---|---|
| Warwick Gardens Dental Practice | Dentist | — | 0.1 km |
| Leander Family Practice | GP | — | 0.2 km |
| Cranston Pharmacy | Pharmacy | — | 0.2 km |
| Norbury Pharmacy | Pharmacy | — | 0.2 km |
| Jazz Dental Practice | Dentist | — | 0.4 km |
| Dental Surgery | Dentist | — | 0.4 km |
| London Road (Dental Surgery) | Dentist | — | 0.5 km |
| Norbury Medical Practice | GP | Good ('17) | 0.6 km |
Nearest first · type to search, or filter by type · click a provider → its full page · NHS ODS + CQC · — = not CQC-rated (e.g. pharmacies)
Getting around from Croydon
5 nearest stations; the fastest to London is 16 min from Selhurst.
Rail — 5 nearest stations
| Station | Distance | To London | Fastest |
|---|---|---|---|
| Norbury | 0.8 mi | London Victoria | 22 min |
| Thornton Heath | 0.8 mi | London Victoria | 25 min |
| Selhurst | 1.4 mi | London Victoria | 16 min |
| Streatham Common | 1.5 mi | London Victoria | 18 min |
| Mitcham Eastfields | 1.6 mi | London Victoria | 21 min |
Nearest first (miles from the area centre) · fastest London time in bold — from Selhurst (16 min) · click a station → its page · National Rail
Travel to work
Census travel-to-work — how residents commute
EV charging15 points
Per 10,000 residents0.4
National Chargepoint Registry · pins on the map · speed split (rapid/fast/slow) pending NCR field ingestion
Environment from Croydon
Air quality
µg/m³ annual mean · DEFRA
Ground checks
Surface water 1-in-1005%
Flood zone3% of postcodes
RadonAffected Area (up to 5–10%)
Historic landfill78 sites within ~1 km
EA · UKHSA/BGS · Mining Remediation Authority — indicative, not a property search
Transport noise (Defra)
Road & rail noise bands (≥55 / ≥65 dB Lden) are being added — not yet available for this area. They cover major sources only; "not mapped" ≠ "quiet".
Defra strategic noise mapping
Heritage & green space
Listed buildings181
Conservation areas22
Green belt25.3%
Green spaces150
Historic England · OS Open Greenspace
Amenities from Croydon
What's here
| Category | Count | Note |
|---|---|---|
| Eat & drink | 714 | 89% hygiene 4★+ (FSA) |
| Shops | 231 | supermarkets & convenience stores |
| Gyms, leisure & playgrounds | 53 | — |
| Green spaces & parks | 150 | filled areas on the map |
OSM + FSA
Broadband
% of premises · Ofcom Connected Nations
Local economy from Croydon
Figures for the wider Croydon — the same across neighbouring areas. This page's own prices, crime and streets are shown in full on their tabs.
Unemployment rate7.2%
In work (employment rate)61%
Companies registered here80,869
New incorporations (12m)11,561
Property companies (SPVs)10,686
Companies House + ONS Census 2021 · wider district