Addiscombe area guide
A settled Croydon neighbourhood with local shops, green space and tram links
Addiscombe tram stop
Living in Addiscombe
Welcome to Addiscombe
Addiscombe sits east of Croydon town centre in the London Borough of Croydon. Victorian and Edwardian terraces line many of its residential streets, while Lower Addiscombe Road provides everyday shops, cafés and independent businesses.
The neighbourhood combines a local high street with straightforward links into Croydon. The tram connects Addiscombe with East Croydon, where passengers can change to National Rail services. Addiscombe Recreation Ground, Ashburton Park and other green spaces give families room outdoors, while Lloyd Park is also accessible through the local tram network.
Croydon Council provides local services and manages school admissions. The exact street still matters when comparing homes, schools and the walk to the tram, so our Lower Addiscombe team can explain the practical differences across the area.
- Median sold price
- £400,000
- Average monthly rent (Croydon)
- £1,579
- Local transport
- Addiscombe tram stop
- Rail interchange
- East Croydon station
- Local authority
- Croydon Council
Addiscombe in numbers
Local facts and figures from official sources
The median sold house price in Addiscombe is £400,000, based on 1,253 sales across CR0 and SE25 between Oct 2025 – Oct 2026 (HM Land Registry Price Paid Data). Terraced houses sell for a median of £430,000, flats and maisonettes £260,000, semi-detached houses £495,000, and detached houses £665,000.
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 (1,253 sales, Oct 2025 – Oct 2026)
| Detached | £665,000 |
|---|---|
| Semi-detached | £495,000 |
| 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), Oct 2025 – Oct 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
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.
Property in Addiscombe
Homes in the area
Addiscombe is known for Victorian and Edwardian terraces, alongside flats, maisonettes and later family houses. Homes within an easy walk of Lower Addiscombe Road and the tram are popular with buyers who want a residential setting without losing quick access to central Croydon.
Across CR0 and SE25, the current source data records a median sold price of £400,000 over the most recent twelve-month period. The same source records medians of £260,000 for flats and maisonettes, £430,000 for terraced houses, £495,000 for semi-detached houses and £665,000 for detached houses. These wider postcode figures provide context rather than a valuation for an individual home.
Transport links
Getting around
Addiscombe tram stop connects the neighbourhood with East Croydon and the wider London Trams network. At East Croydon, passengers can change to National Rail services for journeys towards central London and other destinations.
Bus routes 289, 312 and 367 serve stops at Addiscombe tram stop, while route 410 serves nearby stops on Lower Addiscombe Road. Together they provide further connections across Croydon and neighbouring districts.
For drivers, Addiscombe Road runs west towards central Croydon and east towards Shirley. Check TfL and National Rail before travelling because routes and timetables can change.
Local stop
Addiscombe
Rail interchange
East Croydon
Bus routes serving the area include
289, 312, 367 and 410
Schools in Addiscombe
Education nearby
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.
Local shops and nearby Croydon
Things to do
Lower Addiscombe Road covers the daily essentials close to home. For a wider choice of food, drink and entertainment, residents can take the tram towards East Croydon.
Boxpark Croydon brings together food, drink and leisure venues beside East Croydon station. It is shown here as a nearby destination reached through Addiscombe’s tram connection, not as an Addiscombe landmark.
An established neighbourhood
Local life
Lower Addiscombe Road is the everyday centre of the area, with shops, cafés, services and independent businesses serving the surrounding streets. The scale remains local and walkable, which is part of Addiscombe’s appeal for people who want a neighbourhood rather than a town-centre address.
East Croydon broadens the choice of shopping, eating and entertainment nearby. Boxpark sits beside the station and is connected to Addiscombe by tram, but it remains an East Croydon destination rather than part of Addiscombe itself.
Room to get outdoors
Parks nearby
Addiscombe Recreation Ground provides grass areas, play space and sports facilities within the neighbourhood. Ashburton Park is another local option, while the tram network makes larger spaces elsewhere in Croydon easier to reach.
Lloyd Park covers 114 acres beside Coombe Road. Croydon Council lists mature parkland and woodland, a playground, outdoor gym, sports facilities, a small pond and a café among its facilities. Lloyd Park has its own tram stop, so it is a practical wider-Croydon green-space option for Addiscombe residents.
Addiscombe in pictures
Around the neighbourhood
All photography © Streets Ahead Estate Agents
Addiscombe property questions, answered
Good to know
What is the average house price in Addiscombe?
The current source data records a median sold price of £400,000 across CR0 and SE25 over the most recent twelve-month period. By type, it records £665,000 for detached homes, £495,000 for semi-detached homes, £430,000 for terraced homes, and £260,000 for flats or maisonettes. These wider postcode figures are a starting point, not a valuation for an individual property.
Which borough is Addiscombe in?
Addiscombe is in the London Borough of Croydon. Croydon Council manages services including waste collection and school admissions, and it sets council tax for the area.
How do you get from Addiscombe to central London?
London Trams connect Addiscombe with East Croydon. Passengers can change there to National Rail services towards central London and other destinations. Check current TfL and National Rail information before travelling because routes and timetables can change.
What are the schools like in Addiscombe?
The current area source identifies 11 state primary schools and 2 state secondary schools serving the wider area. Admissions are managed by Croydon Council. Catchments, admission criteria and inspection results can change, so check the council and each school directly before applying.
Is Addiscombe a good place to live?
Addiscombe combines period residential streets, a local high street, nearby green space and a tram connection to East Croydon. It can suit households that want a settled neighbourhood with straightforward access to central Croydon and National Rail services.
What is the rental market like in Addiscombe?
The current source records an average private rent of £1,579 a month across the wider Croydon borough and notes that 34.5% of local households rent privately, based on Census 2021 data. The rent figure is borough-wide rather than Addiscombe-specific, so ask the local lettings team for a current appraisal of an individual property.
Streets Ahead Lower Addiscombe
Your local branch
219-221 Lower Addiscombe Road
Croydon CR0 6RB
Sales 020 8655 1300
Lettings 020 8655 1300
Opening hours
- Monday – Friday
- 8:30am – 6pm
- Saturday
- 9am – 3pm
- Sunday
- Closed
- Bank Holidays
- Closed