Thinking about living in Croydon? This South London borough is rapidly evolving, offering a unique mix of affordability, convenience, and a lively community atmosphere.
If you're considering moving for work, family, or a fresh start, Croydon’s excellent transport links and diverse neighbourhoods make it a great place to call home.
━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━
Key takeaways
- Average house prices in Croydon are £397,000, well below London’s £567,000 average, with flats from £268,000 and strong rental yields in CR0 and SE25.
- East Croydon station offers 15 to 20 minute trains to London Bridge and Victoria, with easy access to Brighton, Gatwick Airport, and Tramlink services.
- Croydon schools include Harris City Academy, the BRIT School, and independents like Whitgift and Croydon High.
- Lloyd Park, Addington Hills, and other green spaces support a strong community feel and outdoor lifestyle.
- Boxpark, Whitgift Centre, and Fairfield Halls offer food, retail, music, and arts in a lively local scene.
- Croydon residents value the area’s diversity and sense of belonging.
━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━
Table of contents
- Why choose Croydon?
- Housing market and rental overview
- Best neighbourhoods in Croydon
- Schools and education
- Shopping centres and independent shops
- Food, drink and nightlife
- Parks and green spaces
- Local culture and famous faces
- Transport links and getting around
- Is Croydon safe?
- Tips for new residents
- Real voices: Croydon residents share their stories
- How HOLD Self Storage can help
Housing market and rental overview
The average price for a home in Croydon stood at £397,000 in April 2025, which is markedly lower than the London average of £567,000, making Croydon a more accessible option for buyers seeking a foothold in Greater London.
Detached properties in Croydon average £831,000, semi-detached homes come in at £537,000, terraced houses are around £397,000, and flats or maisonettes are the most affordable at £268,000.
First-time buyers in Croydon paid an average of £335,000 in April 2025, while home-movers spent about £502,000, reflecting Croydon’s appeal as a place to start and grow.
Compared to other parts of London, Croydon offers significant savings: detached houses are 30% below the London average, semi-detached homes are 26% below, terraced houses are 38% below, and flats/maisonettes are 40% below the capital’s average price.
The rental market has seen strong growth in recent years. The average monthly private rent reached £1,516 in May 2025, up 7.4% from the previous year.
For specific property sizes, average monthly rents are:
- One bedroom: £1,210
- Two bedrooms: £1,507
- Three bedrooms: £1,775
- Four or more bedrooms: £2,580
By property type, flats and maisonettes average £1,378 per month, terraced properties £1,713, semi-detached £1,921, and detached £2,536.
Rental yields are attractive for investors, with CR0 (central Croydon) offering 5.1%, SE25 (South Norwood) at 5.0%, and CR2 (South Croydon) at 4.1%.
Croydon’s good transport links, including East Croydon station, South Croydon station, and proximity to central London, make it popular with both renters and buyers.
Ongoing regeneration and new building projects, such as the £210 million development opposite East Croydon station, have helped Croydon expand its housing offer and attract new residents.
The borough’s affordability, combined with easy access to London Bridge, Brighton, and other parts of England, continues to drive demand in both the sales and rental markets.
Best neighbourhoods in Croydon
Croydon’s history during World War II also shaped its urban landscape. The borough was heavily bombed during the Blitz, with significant damage to the aerodrome and surrounding buildings, resulting in 62 civilian deaths and 185 injuries in a single raid in August 1940.
Many of the borough’s post-war buildings and community spirit reflect this period of resilience and rebuilding.
Central Croydon: The heart of the borough, central Croydon is bustling with shopping centres, restaurants, and nightlife. It’s ideal for professionals who want to be close to the action and benefit from immediate access to East Croydon station and excellent transport links to central London and East London.
East Croydon: Known for modern flats and new developments, East Croydon is a commuter’s dream, with fast trains to London Bridge, the City, and Brighton. Boxpark Croydon and a lively High Street add to its appeal.
South Croydon: This area blends a village feel with city convenience. South Croydon station provides quick journeys to London Bridge and other parts of London. The neighbourhood features leafy streets, independent shops, and a range of Victorian and modern homes, making it popular with families and retirees.
Purley: Suburban and spacious, Purley is favoured by families for its parks, good schools, and easy access to the south coast and central London. Purley’s housing ranges from large detached houses to modern flats, often at a lower average price than north London equivalents.
Sanderstead: This peaceful, close-knit neighbourhood is known for its community spirit, excellent schools, and green spaces. It’s perfect for those seeking tranquillity while staying connected to the city.
Thornton Heath: Offering value for money, Thornton Heath features Victorian terraces. It’s a diverse, community-focused area with strong transport links to both central London and north Croydon.
Shirley: Quiet and green, Shirley is a favourite for families wanting a residential feel, good schools, and access to parks. It’s located near Croham Hurst Woods and offers a slower pace of life while still being within reach of the town centre.
Broad Green ward: Close to the town centre, Broad Green offers a mix of affordable homes and flats, with easy access to shopping, leisure, and transport.
New Addington: Known for its green spaces and tram links, New Addington is quieter and more affordable, making it a good choice for families and retirees.
Schools and education
Croydon is renowned for its diverse and high-performing schools, making it a top choice for families across England.
Heathfield Academy: Consistently ranked among the best in Croydon, this primary school is celebrated for its supportive environment, strong academic results, and focus on sports and science. It’s particularly known for its innovative teaching and inclusive ethos. (Ofsted: Outstanding, 2018)
Paxton Academy Sports and Science: This school stands out for its specialist curriculum, blending academic achievement with a strong emphasis on physical education and scientific enquiry. (Ofsted: Good, 2023)
Park Hill Junior School: Offers a broad curriculum with a focus on the arts and sports, fostering an inclusive and creative environment. (Ofsted: Good, 2022)
Harris City Academy Crystal Palace: One of the borough’s top secondary schools, Harris is known for academic excellence, a wide range of extracurricular activities, and consistently high exam results. (Ofsted: Outstanding, 2025)
The BRIT School for Performing Arts: Located in Selhurst, this unique, non-fee paying school is the UK’s leading performing and creative arts institution for 14–19-year-olds.
It’s famous for producing stars like Adele, Amy Winehouse, Tom Holland, and RAYE. The school combines rigorous academics with specialist arts training, making it a beacon for creative talent. (Ofsted: Outstanding, 2025)
Whitgift School: Founded in 1600, Whitgift is a prestigious independent boys’ school with a reputation for academic rigour, personal development, and co-curricular excellence. It offers a supportive environment, innovative curriculum, and opportunities for boarding from age 13.
Croydon High School: Known for its focus on creativity, innovation, and strong SEND support, Croydon High is a top choice for families seeking a well-rounded education.
Croydon’s schools are supported by a wide range of after-school clubs, sports teams, and creative programmes, reflecting the borough’s commitment to developing well-rounded young people.
The borough’s diverse community is reflected in its schools, with pupils from a variety of backgrounds achieving strong results and enjoying a vibrant school life.
For more on local schools, see the Croydon Council directory or explore independent reviews.
Higher education and adult learning
Croydon supports lifelong learning through a range of higher education and adult training options.
Croydon University Centre (part of Croydon College) offers affordable university degrees and higher national courses in subjects such as business, health, creative industries, and social sciences.
The centre is known for its supportive staff, modern facilities, and strong links to local employers, helping students launch successful careers without leaving the borough.
London South Bank University (LSBU) Croydon campus provides state-of-the-art facilities and degrees in health and business, connecting students directly to local job opportunities and the wider London economy.
CALAT (Croydon Adult Learning and Training) has been a leader in adult education for over 70 years, offering recreational, academic, pre-vocational, and vocational courses.
Subjects range from health and social care to ICT, languages, English and maths, creative arts, and business administration. CALAT also delivers workforce training for local employers.
Access to Higher Education programmes at Croydon College provide pathways for adults without traditional qualifications to enter university, with courses in social sciences, nursing, and more.
Croydon’s colleges and training centres are inclusive, offering support for adults with learning disabilities and English for speakers of other languages.
With these options, Croydon residents can upskill, retrain, or pursue new passions at any stage of life, all within the borough.
Find in maps:
- Croydon University Centre
- London South Bank University (LSBU) Croydon campus
- CALAT (Croydon Adult Learning and Training)
Healthcare and medical facilities
Croydon offers a comprehensive range of healthcare services, ensuring residents have easy access to both NHS and private care.
Croydon University Hospital is the main hospital, located just north of the town centre. It provides a 24-hour Accident & Emergency department, maternity and neonatal units, intensive care, and a full range of outpatient and surgical services. The hospital treats around 120,000 A&E patients and 350,000 outpatients each year, making it one of the busiest in South London.
For urgent but non-emergency care, two main urgent care centres operate: one at Croydon University Hospital (open 24/7) and another at Purley Hospital on Brighton Road (open 8 am – 8 pm daily).
Croydon is home to over 50 NHS GP practices, including Greenside Group Practice, Birdhurst Medical Practice, and East Croydon Medical Centre. Registering is straightforward, and many practices accept new patients. Choose a surgery close to home or work for convenience.
Out-of-hours GP and dental services are available, and NHS 111 provides free urgent medical advice around the clock.
The borough also offers a wide choice of dental clinics, opticians, pharmacies, and mental health support services.
For those with disabilities or special needs, Croydon’s healthcare providers offer accessible facilities and tailored support.
Croydon’s healthcare system is designed to provide excellent care for all residents, with strong links to specialist hospitals in central and east London for more complex needs.
Employment and business opportunities
Croydon is one of the most dynamic business hubs in Greater London, with a thriving economy and a diverse jobs market.
The borough is home to major office headquarters, including Superdrug, HMRC, The Home Office, and EDF Energy. High-quality, affordable office spaces such as Interchange, Renaissance, and Ruskin Square attract both established firms and start-ups.
Croydon is a recognised tech and fintech hub, often called the “Silicon Valley of South London.” The area is a magnet for digital, creative, and technology companies, with innovative spaces like TMRW and Sussex Innovation Centre supporting entrepreneurs.
Microbusinesses are booming: Croydon leads London in microbusiness growth, with a 24% rise in Croydon East and 14% in Croydon South over the past year.
The Business Xchange Hub (TBXH) offers premium office facilities, event spaces, and networking opportunities just a short walk from East Croydon station.
Croydon’s retail, hospitality, and leisure sectors are major employers, with ongoing regeneration bringing new opportunities in construction, logistics, and creative industries.
The partnership between Croydon College and the University of Roehampton, as well as the new LSBU Croydon campus, ensures a pipeline of skilled graduates ready for the local workforce.
Job seekers will find thousands of vacancies in roles ranging from sales, customer service, and operations to education, healthcare, and tech.
Croydon’s excellent transport links to central London, Brighton, and Gatwick Airport make it a strategic location for both businesses and employees, supporting continued growth and opportunity.
Shopping centres and independent shops
Whitgift Centre
The Whitgift Centre is a landmark shopping destination in central Croydon, comprising over 1.3 million square feet of retail space. Since opening in 1970, it has become synonymous with shopping in south London and Greater London.
The centre houses major retailers such as Boots, New Look, River Island, and Holland & Barrett, alongside independent shops and cafes.
Its central location and proximity to East Croydon station make it a hub for both locals and visitors from other parts of London and England.
The centre has undergone several redevelopments and is now owned by Unibail-Rodamco-Westfield, with plans for a new Westfield shopping centre to further transform the area.
Centrale
Centrale is another major shopping centre, located adjacent to the Whitgift Centre. It features a mix of high-street fashion, technology stores, and dining options, making it a one-stop destination for shopping and leisure.
The centre is known for its bright, modern design and easy access from the town centre and transport links.
Boxpark Croydon
Boxpark Croydon is an innovative food and leisure destination built from over 80 shipping containers, located just steps from East Croydon station.
It offers a vibrant mix of street food, artisan coffee, and bars, with standout dishes like chickpea roti from Nanny Outars, Vietnamese pho from Bang Bang Hawker, and sticky-sweet jerk chicken from Fish, Wings & Tings.
Boxpark regularly hosts live music, DJ sets, and community events, making it a social hub for Croydon residents and visitors alike.
Surrey Street Market
Surrey Street Market is one of England’s oldest markets, trading since 1276. It offers fresh produce, street food, crafts, and more, six days a week.
The market has a lively atmosphere and is a great place to find independent traders, international foods, and unique gifts.
Regular events, including street theatre and live music, add to the vibrant community feel.
Independent shops
Croydon’s High Street and side streets are dotted with independent shops, from vintage boutiques to artisan bakeries and specialist grocers.
St George’s Walk is a hotspot for unique finds and local businesses, while the town centre and south Croydon offer a growing number of cafes, world food stores, and creative retailers.
Food, drink and nightlife
The Spread Eagle
Set in a grand Victorian building on Katharine Street, The Spread Eagle is both a traditional pub and a theatre venue.
It’s known for its period features, cosy atmosphere, and regular comedy and live performance nights.
Oval Tavern
Just a short walk from East Croydon station, the Oval Tavern is a community favourite with a warm welcome and a rotating selection of ales.
The pub is renowned for its live music, hosting gigs that span jazz, blues, rock, and folk.
Dog & Bull
Dating back to 1431, Dog & Bull is a must-visit for real ale fans and history buffs.
The cosy indoor space and heated outdoor booths make it a year-round favourite, and it’s celebrated for its award-winning ales and outdoor BBQ.
Parks and green spaces
Lloyd Park: Spanning 114 acres, Lloyd Park is one of Croydon’s largest and most popular green spaces. It features open lawns, sports facilities, woodlands, and hosts weekly Parkrun events. The park is easily accessible via the Tramlink and is a favourite for families, dog walkers, and fitness enthusiasts.
Addington Hills (Shirley Hills): Covering 130 acres, Addington Hills is a Site of Metropolitan Importance with London’s largest area of heathland. The park offers panoramic views across Croydon, north London, and even Docklands. It’s ideal for walking, birdwatching, and horse riding, and has historical significance as a cricket venue in the 18th century.
Croham Hurst Woods: This ancient woodland in south Croydon is both a Site of Special Scientific Interest and a nationally important archaeological site. The woods are home to rare flora and fauna, Bronze Age barrows, and evidence of Mesolithic settlements. The steep hill and wild landscape make it a unique escape from urban life.
Wandle Park: A tranquil 21-acre park in the town centre, Wandle Park has been redeveloped with a river, community garden, skate park, playgrounds, and tennis courts. It’s a Green Flag Award winner and hosts regular community events and summer festivals.
Other green spaces: Croydon is dotted with smaller parks, gardens, and playgrounds, ensuring that residents in all neighbourhoods have access to outdoor leisure and nature.
These parks and green spaces are a key reason why Croydon is considered a great place for families and those seeking a balanced lifestyle in South London.
Local culture and famous faces
Croydon has a rich and diverse cultural scene, earning its reputation as the “Alternative Capital of Culture” in Greater London.
The borough hosts numerous festivals, including the UpRISEing Festival (celebrating street art), the London Mela (showcasing Asian food, music, and fashion), and the Festival of Peace (a week-long celebration of Croydon’s many cultures and faiths).
Community events, local theatre, and arts exhibitions are held throughout the year, often in venues like Fairfield Halls and Lloyd Park.
Croydon has produced an impressive list of famous faces, including:
- Amy Winehouse: Attended the BRIT School in Croydon before becoming a global pop star.
- Adele: Another BRIT School alumna, Adele’s success has brought international attention to Croydon’s creative arts scene.
- Tom Holland: The actor behind Spider-Man spent his formative years at the BRIT School.
- Stormzy: The chart-topping rapper and activist was born and raised in Croydon.
- Kate Moss: The supermodel grew up in South Croydon and attended Ridgeway Primary School.
- David Lean: The Oscar-winning director of “Lawrence of Arabia” was born and raised in Croydon.
- Sir Arthur Conan Doyle: The creator of Sherlock Holmes lived in Croydon and used the area as inspiration for some of his stories.
- Other notable figures: Emile Smith Rowe (footballer), Kirsty MacColl (musician), Dame Peggy Ashcroft (actress), Algy Ward (musician).
Croydon’s cultural landscape is shaped by its diverse population, creative institutions, and a proud history of resilience and innovation.
The BRIT School, located in Croydon, has launched the careers of pop stars like Amy Winehouse and Adele, making Croydon notable in its own right.
Fairfield Halls hosts concerts, theatre, and exhibitions, serving as a cultural hub.
Festivals celebrating food, music, and the arts fill Croydon’s calendar.
The borough’s heritage includes leather tanning, charcoal production, and aviation at Airport House. Croydon played a significant role during World War II, with many buildings reflecting this era.
Transport links and getting around
Croydon is served by East Croydon, West Croydon, and South Croydon stations.
From East Croydon station, you can reach central London’s London Bridge or Victoria in just 15–20 minutes.
Direct trains from East Croydon also make trips to Brighton and the south coast easy, while the Tramlink network connects Croydon to Wimbledon, Beckenham, and New Addington.
There are also extensive bus routes across Greater London, including connections to East London and north of the city, with Gatwick Airport only 15 minutes away by train from East Croydon.
Drivers benefit from easy access to Purley Way and major roads, with parking available in town centre car parks. Many neighbourhoods are walkable, and there are plenty of leafy routes for cycling.
Is Croydon safe?
Croydon’s crime rate was 38 crimes per 1,000 people in the most recent reporting period, which is slightly higher than the national average but typical for a busy London borough.
Violent crime accounts for 28.8% of all incidents, but the number of reported crimes has declined by 0.5% year-on-year, showing improvement in recent years.
Central Croydon and areas around the town centre tend to have higher crime rates, largely due to their busy nightlife and shopping districts. Suburban areas like Sanderstead, Shirley, and Purley are generally quieter and see fewer incidents.
The local council and police work together on community safety initiatives, and many neighbourhoods benefit from active residents’ groups and neighbourhood watch schemes.
As with any urban area in England, it’s advisable to research local crime statistics and visit neighbourhoods at different times before choosing where to live.
Tips for new residents
- Explore neighbourhoods on foot before choosing where to live.
- Use public transport for easy access to central London, Brighton, and other parts of England.
- Take advantage of Croydon’s green spaces and local events.
- Get involved in community activities to meet neighbours and settle in.
- For moving or decluttering, consider secure, flexible storage with HOLD Self Storage.
Real voices: Croydon residents share their stories
“Lived here for 6 years slap bang in the city centre, not had one issue. Great transport links, some cool new stuff opening up—bars, restaurants, etc.”
— Reddit user
“I like living in Croydon. Has good transport links. Some decent parks and also some lovely woodland areas—not what people usually relate to Croydon. The worst you'll be is bored. The streets are a bit messy compared to other boroughs due to the cuts to services and the like, but in general, it's fine.”
— Reddit user
Survey data shows 78% of Croydon residents feel they belong to their neighbourhood, and 82% say people from different backgrounds get on well together.
Conclusion
Croydon stands out in South London for its excellent transport links, affordable housing, and strong sense of community. Residents enjoy diverse neighbourhoods, great schools, vibrant shops, and plenty of green spaces, making it a top choice for families and professionals.
With ongoing regeneration, cultural events, and easy access to central London and the south coast, Croydon offers a welcoming, well-connected lifestyle for anyone looking to put down roots in Greater London.
How HOLD Self Storage can help
Moving to Croydon? HOLD Self Storage offers flexible, secure storage solutions to make your move easier. While our Croydon site is coming soon, North London facility's doors our open, with 24/7 access, flexible contracts, and a price match guarantee.
Enjoy 50% off for up to 8 weeks and free Zipvan hire for new customers. Perfect for moving house, storing furniture, or decluttering. Need help moving to Croydon? Check out our moving house checklist along with furniture storage options to get started.
Frequently asked questions
Is Croydon a good place for families?
Yes, Croydon offers excellent schools, green spaces, and a strong sense of community, making it ideal for families.
How long does it take to get from Croydon to central London?
East Croydon station offers direct trains to London Bridge and Victoria in 15–20 minutes, with South Croydon station also providing good links to other parts of London and England.
What is the average house price in Croydon?
The average price is around £397,000, with flats averaging £268,000.
Does HOLD Self Storage offer 24/7 access?
Yes, HOLD provides 24/7 access to storage units, so you can get to your belongings whenever you need.
Can I book HOLD storage online?
Absolutely. You can get a free quote and book your storage unit online in just a few clicks.
