Westcombe Avenue
Croydon, Greater London, England
Reality check: Good connectivity and walkability suit a professional lifestyle. The environment (3/100) is urban and dense — not for everyone.
Who Is This Street For?
Scored by profile based on what matters most to each group.
Transport (100) and walkability (75) are strong. Good for commuting and social life.
Schools and safety are acceptable, but the dense urban environment (3/100) is not family-friendly. Noise, pollution, or lack of green space are concerns.
How this is calculated
Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%
Transport (100) and walkability (75) are strong. Good for commuting and social life.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Moderate investment case — reasonable liquidity, 6% growth, stable market. But environment limits appeal.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Safe area, but environment (3/100) — noise, density, or air quality — is not suited to a quiet retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
At £362,500, affordability is the main stretch. Transport (100) and services (30) help.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
Things You Should Know
Prices grew 6% over 5 years, but environment scores only 3/100. Growth may not be sustainable without local improvements.
How Life Works Here
Westcombe Avenue is located in Croydon, near London, Greater London. Crime is around average for the area, with 145 incidents in the past year. The most commonly reported category is violence and sexual offences. Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. Transport connections are strong, with rail and bus and tram links nearby. The nearest stop (Brading Road) is 154m away. The median property price is £362,500, with moderate growth of 6% over five years. Based on 26 transactions recorded since 2014. Rented accommodation predominates, with larger households suggesting families. There are 9 schools within 2 km, 9 rated Good or Outstanding by Ofsted. 3 are rated Outstanding. Both primary and secondary options are available locally. This street may particularly suit young professionals. Overall, this street scores 61 out of 100 for liveability, above the district average.
Score Breakdown
Each dimension scored 0-100 from open government data. Source listed under each bar.
police.uk crime data (12-month rolling), LSOA-level area, not street-level
OpenStreetMap amenities within 2km
DfT NaPTAN + TfL stops
DEFRA noise & air quality, OS green space
HM Land Registry price paid data
GIAS schools + Ofsted ratings
OSM footpath density + connectivity
EPC Register — awaiting public API access
Environment Agency flood zones
Property Market
Terraced | Freehold | Market: warm
Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)
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Public Services Nearby
Public facilities within walking distance from Westcombe Avenue, with detailed information for each.
libraries (2)
- Broad Green 582m · 7 min walk
- Thornton Heath 1939m · 24 min walk
parks & green spaces (5)
- Wandle Park 1650m · 21 min walk
- Wandle Park Community Garden 1667m · 21 min walk
- Waddon Ponds 1827m · 23 min walk
- Trumble Gardens 1851m · 23 min walk
- Pollards Hill 1882m · 24 min walk
schools (5)
- Gonville Academy 940m · 12 min walk
- Harris Primary Academy Croydon 944m · 12 min walk
- Paxton Academy Sports And Science 1198m · 15 min walk
- Winterbourne Junior Girls' School 1663m · 21 min walk
- Winterbourne Boys' Academy 1663m · 21 min walk
Transport Links
Similar Streets
- Rochford Way — Croydon60
- Stonecroft Way — Croydon60
- Keston Road — Croydon61
- The Grove — Croydon59
- Rickman Hill — Croydon58
Data Transparency
View all data sources
- OS Open Roads — Crown copyright and database right
- HM Land Registry Price Paid Data — Crown copyright
- police.uk crime data — Open Government Licence v3.0
- OpenStreetMap — ODbL licence
- DfT NaPTAN — Open Government Licence v3.0
- GIAS schools data — Crown copyright
- Environment Agency flood data — OGL v3.0
- DEFRA noise and air quality — OGL v3.0
- ONS Census 2021 — Open Government Licence v3.0
All scores are computed from publicly available government and open data. No proprietary data is used. Scores reflect statistical patterns, not guarantees.
Data updated: