New Build Investor Guide – Croydon

May 2021

Buying a new build property off plan? Check out our Area Guide first

Are you considering purchasing a new build, off plan property in Brent? Want to get the latest information on house prices, demographics and other useful information before you commit to a deal?

Our Area Guides give you the latest relevant information from local governments, the Census and the Office of National Statistics (ONS) data. They’re designed for offshore, new build property investors to help you understand an area in detail so you can make informed investment decisions.

Read on for investor details specifically about Brent but if it’s more detail about the wider UK property market you need, you can download our latest report here. In our report we address two key questions:

1 Is investing in UK residential property still worth it?
2 If so, where are the best opportunities for property investors and why?

Croydon, London

Croydon is one of 20 outer London boroughs and is located in south London.  Spanning over 33 square miles, it is the 5th largest borough by area.   The borough is south of the river Thames and is the most southerly of all London boroughs. It borders the county of Surrey to the south and the London boroughs of Bromley, Lambeth, Merton and Sutton. It includes the districts Addington, Croydon, Coulsdon, Norwood, Purley, Thornton Heath and many more.


Croydon’s population is forecast to grow by nearly 13% by 2030

Population (2018) 391,296
Forecast Population 2030 441,922


Economically Active Population

A largely young, diverse, mobile population.

Age Range Percentage of population
16 – 64 64%
Under 15 22%
Over 65 14%
Martial Status:  
Single 40%


Average Life Expectancy

The average life expectancy for those born in Croydon between 2016 and 2018 are below.

Males 80 (UK average is 79). Males born in Croydon have the 19th longest life expectancy of all London boroughs.
Females 84 (UK average is 83). Females born in Croydon have the 22nd longest life expectancy of all London boroughs.


Population Density (2011)

Croydon has 4,471 people per km2. Lower than the London average of 5,701 people per km2 and the 8th lowest density of all London boroughs.


International Migration (2018-19)

3,581 new residents from overseas moved to Croydon in 2018 -2019. The eighth lowest of all London boroughs.


Country of Birth

Location of Birth Proportion of Population
UK and Ireland 72%
EU 5%
Other countries 23%


Crime & Safety

Crime Numbers (April 2017 – March 2018)   29,431
Crime rate per 1,000 population (April 2017 -March 2018) 77
Croydon has the 11th lowest crime rate per 1,000 people of all London boroughs.  




Primary Schools 116 (25 of which have an Ofsted rating of outstanding)
Secondary Schools      51 (8 of which have an Ofsted rating of outstanding)
Schools and Colleges (16-18 years) 44 (8 of which have an Ofsted rating of outstanding)





Croydon University Hospital
Purley War Memorial Hospital
BMI Shirley Oaks Hospital
West Valley Hospital

General Wellbeing

Population considering themselves in very good health 48%
Population considering themselves in very bad health 1%


Employment & Economy

74% of working aged people employed (compared to 75% across England 74% across London).

Top 4 Sectors of Employment

Public administration, education and health    31%
Finance, banking and insurance 23%
Distribution, hotels and restaurants 16%
Transport and Communications 11%


Major Employers

In 2020, there were 40 companies in the borough employing more than 250 people and 165 companies employing between 50 and 249 people. (source:

Jobs and Job density

Aproximately 78,405 residents of Croydon also work in the borough. 49,714 people travel into the borough each day for work and 78,330 residents work outside the borough. The daytime population of the borough therefore decreases by 28,616 people each day. (source:

Median Gross Annual Pay for full-time employee jobs (2017) £31,365
Number of jobs in the borough (2019)            92,000
Jobs per resident        0.49 (London average 1.03 and UK average 0.87)

Source: and


Number of residential properties in Croydon 154,420


Property Ownership (2018)

own property outright (no mortgage) 27%
own property with mortgage 39%
rent from a Housing Authority or the Local Authority 15%
rent from a private landlord (representing approximately 28,300 private rentals) 19%


Household with no car or van (2011) 33%


Household Composition

One person households    30%
One family households     59%
Other  (sharers / students etc)   11%


Average House Prices

Average house prices in Croydon are the 6th cheapest of all London boroughs and rose by nearly 5% between January 2020 and January 2021.

Average achieved price January 2020 £372,505
Average achieved price January 2021 £390,093
Increase/Decrease  +4.7%


Volume of Sales

During the COVID pandemic, the number of property transactions fell by 20%, the 19th largest fall of all London boroughs.

Number of residential sales to year ending September 2019 4,045
Number of residential sales to year ending September 2020    3,229


Achieved Rents (January to December 2020)

Mean monthly average rents in the borough:

  London Median Rents
(per calendar month)
(per calendar month)
Studio     £950 £793
1 bedroom £1,200 £950
2 bedrooms £1,450 £1,200
3 bedrooms £1,750 £1,450


New Build Developments in Croydon

There nine large new build apartment developments in Croydon currently available for sale. Average asking prices for four of these developments are set out below.

Construction PropTech Pioneer

Smitham Yard (The Oakwood Group)

Total Number of Apartments 67 (42 private)
First launched April 2020

Visit Website

Average Prices – Smitham Yard

  Minimum Average Maximum
Price £300,000 £395,931 £475,000
Price per ft² £514 £553 £600
Area (ft²) 538 717 829

source: Molior

  Minimum Average Maximum
1 Bedroom £300,000 £318,333 £355,000
2 Bedroom £365,000 £419,808 £475,000

source: Molior

Montpelier Road- (Brick by Brick)

Total Number of Apartments 34 (28 private)
First Launched May 2021

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Average Prices – Montpelier Road

  Minimum Average Maximum
Price £320,000 £430,000 £550,000
Price per ft² £465 £491 £551
Area (ft²) 581 890 1,184

source: Molior

  Minimum Average Maximum
1 Bedroom £320,000 £320,000 £320,000
2 Bedroom £400,000 £400,000 £400,000
3 Bedroom £450,000 £500,000 £550,000

source: Molior

Queens Square (R&F)

Total Number of Apartments 288 (265 private)
First Launched March 2019

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Average Prices – Queens Square

  Minimum Average Maximum
Price £370,940 £554,358 £1,143,820
Price per ft² £672 £750 £862
Area (ft²) 522 733 1,458

source: Molior

  Minimum Average Maximum
Studio £370,940 £393,361 £423,430
1 Bedroom £412,530 £451,253 £545,580
2 Bedroom £522,060 £570,458 £622,820
3 Bedroom £895,740 £1,011,200 £1,143,820

source: Molior

Leon House (FI Real Estate Management)

Total Number of Apartments 168
First Launched November 2017

Visit Website

Average Prices – Leon House

  Minimum Average Maximum
Price £320,000 £410,603 £487,000
Price per ft² £547 £614 £695
Area (ft²) 547 672 777

source: Molio

  Minimum Average Maximum
1 Bedroom £320,000 £360,383 £458,000
2 Bedroom £420,000 £453,164 £487,000

source: Molior

Environment & Leisure

Croydon has more than 120 parks and open spaces and is home to:

6 outdoor gyms
11 locations with football pitches
6 locations with basketball courts
14 locations with tennis courts
5 leisure centres with swimming pools, gum and exercise classes
14 libraries


Croydon’s overground stations are in Zones 3, 4, 5 and 6 .

Overground Stations

Coulsdon South Coulsdon Town
East Croydon Kenley
Norbury Norwood Junction
Purley Purley Oaks
Reedham Riddlesdown
Sanderstead Selhurst
South Croydon Thornton Heath
Waddon West Croydon

Underground Stations

There are no underground stations in the London Borough of Croydon.

Local Government

The Labour Party

UK market report 1536x768 2 PropTech Pioneer