East Croydon
Welcome to East Croydon
Living in South London and the London Borough of Croydon
East Croydon is a bustling area located in the London Borough of Croydon. Known for its excellent transport links and vibrant community, it’s a popular choice for commuters and young professionals looking to live within easy reach of central London.
Housing
East Croydon offers a variety of housing options, ranging from modern apartment buildings to Victorian and Edwardian terraces. The average house price in the area is around £400,000, with a range of properties available, including spacious family homes and contemporary flats.
Transportation
East Croydon is one of the busiest transport hubs in London, with excellent links to destinations both within and outside of the capital. The East Croydon train station provides easy access to central London and Gatwick Airport, while the nearby West Croydon bus station offers a range of bus services to local destinations.
Schools
East Croydon is home to several excellent schools, including the Ofsted-rated “Outstanding” Oasis Academy Shirley Park, as well as several primary and secondary schools. The area also has a number of nurseries and pre-schools, making it an attractive location for families with young children.
Amenities
East Croydon offers a wealth of amenities, with a variety of shops, supermarkets, and restaurants, including the popular Boxpark Croydon. The area is also home to several parks and green spaces, including the expansive Addington Hills.
Demographics
East Croydon is a diverse and inclusive community, with a mix of ethnicities and ages represented. The area has a vibrant cultural scene, with regular events and festivals taking place throughout the year, including the popular Croydon Food and Music Festival.
Future development
East Croydon is set to benefit from a range of future developments, including the ongoing regeneration of the Whitgift Centre, which will bring new homes, businesses, and community facilities to the area in the coming years.
If you’re looking for a vibrant and convenient location to call home, with excellent transport links and a wide range of amenities, East Croydon could be the perfect choice for you. Contact our estate agency today to learn more about the properties available in this exciting area.
East Croydon in numbers
Local facts and figures from official sources
The median sold house price in East Croydon is £395,000, based on 1,004 sales across CR0 and CR9 between Aug 2025 – Aug 2026 (HM Land Registry Price Paid Data). Terraced houses sell for a median of £419,000, flats and maisonettes £260,000, semi-detached houses £490,000, and detached houses £629,250.
Council tax on a Band D home in East Croydon is £2,599.91 for 2026-27 (London Borough of Croydon, MHCLG).
East Croydon has a population of 37,432, of whom 45.8% own their home and 36.3% rent privately (Office for National Statistics).
There are 16 state schools in the East Croydon area, including 11 primary and 2 secondary schools (Ofsted / Department for Education, state-funded schools management information).
House prices
£395,000 Median sold price in CR0, CR9 (1,004 sales, Aug 2025 – Aug 2026)
| Detached | £629,250 |
|---|---|
| Semi-detached | £490,000 |
| Terraced | £419,000 |
| Flat / maisonette | £260,000 |
Croydon borough average: £396,760 -0.4% year on year
Source: HM Land Registry Price Paid Data (CR0, CR9, standard sales), Aug 2025 – Aug 2026
Source: HM Land Registry UK House Price Index (Croydon), May 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
37,432 Residents in the Addiscombe East, Fairfield and Shirley South wards
| Owner occupied | 45.8% |
|---|---|
| Shared ownership | 1.6% |
| Social rented | 16.1% |
| Private rented | 36.3% |
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
Schools
16 State-funded schools in this area’s postcodes
Primary (11)
- Ark Oval Primary Academy Last inspected Mar 2020
- Forest Academy Ofsted: Good
- Harris Primary Academy Benson Ofsted: Outstanding
- Heathfield Academy Last inspected Jul 2025
- Howard Primary School Last inspected May 2022
- John Wood School & Nursery Last inspected Jul 2024
- Monks Orchard Primary School Ofsted: Good
- Oasis Academy Shirley Park Primary
- Orchard Way Primary School Last inspected Jan 2025
- Robert Fitzroy Academy Last inspected Nov 2023
- Woodside Primary School Last inspected Apr 2025
Secondary (2)
- Ark Blake Academy Ofsted: Good
- Orchard Park High School Last inspected Jan 2024
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.
Latest properties in East Croydon
Find a property
St. Peters Road, Croydon
Offers in Excess of £950,000 – Freehold
6
A rare chance to acquire 3 one-bedroom conversion apartments and 1 three-bedroom conversion apartment, all with full vacant possession and private parking spaces. Perfectly located close to South Croydon and Central Croydon stations, offering strong rental and development opportunity
Carlyle Road, Croydon
£800,000 – Freehold
2
Offering adaptable accommodation currently arranged as a 2 Bedroom, 2 reception room, family home.
Carlyle Road is perfectly positioned and ideally situated for any commuter requiring access into The City due to its close proximity to East Croydon station, offering direct access into London.
The Glade, Shirley
Offers in Excess of £800,000 – Freehold
4
Set within a gated development on this sought after residential road are just two superbly presented semi detached family homes , individually designed and built offering accommodation over three floors boasting open plan living to the ground floor, four spacious bedrooms and two luxury bathrooms!