Addiscombe
Welcome to Lower Addiscombe
Living in South London and the London Borough of Croydon
Lower Addiscombe is a vibrant residential area located in the London Borough of Croydon. With its mix of Victorian and Edwardian houses, modern flats, and excellent transport links, it is an ideal location for families and young professionals alike.
Housing
Lower Addiscombe offers a wide range of housing options, from stunning period properties to modern flats. The average house price in the area is around £400,000, with a range of properties available, including terraced houses, semi-detached houses, and flats.
Transportation
The area benefits from excellent transport links, with Lower Addiscombe Road and Addiscombe tram stop providing easy access to Croydon town centre, as well as destinations further afield. The local bus service is also reliable and frequent, making it easy to get around the area.
Schools
Lower Addiscombe is home to a number of excellent schools, including the popular Oasis Academy Shirley Park and the well-regarded St Thomas Becket Catholic Primary School. There are also several nurseries and preschools in the area, making it an attractive location for families with young children.
Amenities
Lower Addiscombe offers a great range of amenities, with a number of local shops and supermarkets, as well as a variety of restaurants and cafes. The area is also well-served by parks and green spaces, including Ashburton Park and Addiscombe Recreation Ground.
Demographics
Lower Addiscombe is a diverse and welcoming community, with a mix of ethnicities and ages represented. The area has a strong sense of community, with a range of local events and activities taking place throughout the year.
Future development
Lower Addiscombe is set to benefit from a range of future developments, including the Croydon Growth Zone project, which will bring new homes, businesses, and community facilities to the area in the coming years.
If you’re interested in living in a welcoming, diverse community with excellent transport links, great amenities, and a range of attractive housing options, Lower Addiscombe could be the perfect location for you. Contact our estate agency today to learn more about the properties available in this exciting area.
Addiscombe in numbers
Local facts and figures from official sources
House prices
£393,700 Median sold price in CR0, SE25 (1,435 sales, Jul 2025 – Jul 2026)
| Detached | £623,500 |
|---|---|
| Semi-detached | £490,000 |
| Terraced | £425,468 |
| Flat / maisonette | £260,000 |
Croydon borough average: £396,760 -0.4% year on year
Source: HM Land Registry Price Paid Data (CR0, SE25, standard sales), Jul 2025 – Jul 2026
Source: HM Land Registry UK House Price Index (Croydon), May 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 (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
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, 30 June 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.
Homes for sale in Addiscombe
Find a property
Lower Addiscombe Road, Croydon
£2,400,000 – Freehold
0
Ashburton Service Centre is prominently situated on Lower Addiscombe Road, benefiting from excellent accessibility and on-site parking. Positioned on a high-profile corner plot with strong visibility, the property represents an ideal investment opportunity.
Addiscombe Road, Addiscombe
Offers in Excess of £1,500,000 – Freehold
7
This impressive detached brand new family home presents a rare opportunity acquire a substantial home in one of Croydon’s most sought-after locations- offering masses of living space, seven generous bedrooms & five luxury bathrooms this just must be seen!
Stroud Road, London
£1,250,000 – Freehold
0
Lock up Car Yard measuring in the region of 931 square meters, offering hardstanding, office space, car spray booth and further outbuildings all enjoying mains services and being ideally located for South Norwood & Addiscombe High Streets and transport links.
Brownlow Road, Croydon
£950,000 – Freehold
5
A spacious stylish 5-bedroom detached family home in Park Hill, East Croydon, featuring two receptions, a beautifully landscaped mature garden and a large driveway for multiple cars. Ideally located near local amenities and transport links and also benefitting from no onward chain!!!
Lancaster Road, London
Offers in Excess of £875,000
4
This charming double-fronted Mock Tudor detached home is situated on a prime South Norwood street, just moments from the Lakes. offering great potential to customise, along with excellent transport links, including a direct 13-minute train to London Bridge from Norwood Junction.