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Do the numbers work? Rents and yields, the HMO planning rules, growth and what owners made, and the council's letting picture.
Local Housing Allowance, Outer South London rental area, 2026-27, a month: Shared room £569 · 1 bed £950 · 2 beds £1,200 · 3 beds £1,500 · 4 beds £1,950. The most a tenant on Universal Credit or Housing Benefit gets towards rent here, set at the cheapest 30% of local rents in 2023 and frozen since April 2024.
Gross LHA yields at this neighbourhood's 2025 prices: 1-bed rate vs flats 4.98% · 2-bed vs terraced houses 2.62% · 3-bed vs semis 2.75%.
| Typical private rent in Croydon | A month | A year |
|---|---|---|
| All homes | £1,582 | £18,984 |
| 1 bedroom | £1,265 | £15,180 |
| 2 bedrooms | £1,573 | £18,876 |
| 3 bedrooms | £1,858 | £22,296 |
| 4+ bedrooms | £2,667 | £32,004 |
The council's typical rent against the typical home here (£550k): a gross yield of about 3.5%.
| Addiscombe East | Croydon | England and Wales | |
|---|---|---|---|
| Housing allowance yield (%) | 2.6 | 3.5 | 3.2 |
| Rented privately | 16% | 25% | 20% |
| Homes ever let | 17% | 26% | 18% |
| Residents per home | 2.6 | 2.5 | 2.3 |
| Homes owned by companies | 5% | 7% | 4% |
| Homes bought by companies since 2021 | 44 | 93 | 34 |
ONS private rents (council, 2026-08); Local Housing Allowance (VOA). Gross yields are before costs, voids and tax.
HMO planning rules: unknown here. Croydon has not published HMO Article 4 areas to the national planning data platform, so we cannot tell whether HMOs need planning permission here. Ask the council's planning team.
| Addiscombe East | Croydon | England and Wales | |
|---|---|---|---|
| Postcodes under an Article 4 direction | 0% | 0% | 16% |
planning.data.gov.uk (Article 4 directions). Whether one address is inside an HMO area is on its postcode's Investing page. HMO Article 4 map · About HMOs
| Addiscombe East | Croydon | England and Wales | |
|---|---|---|---|
| Population change, 2021–2024 | +1% | +5% | +4% |
| Homes added, 2021–2024 | +0% | +3% | +3% |
| People added per new home, 2021–2024 | 5.4 | 8.0 | 5.1 |
| Housing pressure vs region | 0.8 | -0.5 | -0.3 |
Like-for-like (repeat-sales) index, HM Land Registry. What owners made when they sold, by area and how long they held.
MHCLG council tax base (England), Ministry of Justice repossessions, ONS short-term lets.
Yields, prices, growth, renting and Article 4 cover, side by side.
| Central Croydon | 6.3 | £214k | -1% | 62% | 0% |
|---|---|---|---|---|---|
| University Hospital & Queen's Road | 5.3 | £273k | +24% | 35% | 0% |
| Selhurst South & West Croydon | 4.9 | £278k | +8% | 48% | 0% |
| South End & St Peter's Road | 4.8 | £276k | +20% | 47% | 0% |
| Crystal Palace Triangle | 4.4 | £441k | +23% | 27% | 0% |
| Croydon Minster & Waddon North | 4.2 | £321k | +15% | 35% | 0% |
| New Addington North | 4.2 | £340k | +31% | 9% | 0% |
| Selhurst North | 4.1 | £351k | +35% | 35% | 0% |
| South Norwood Hill | 4.0 | £360k | +36% | 35% | 0% |
| Broad Green & Waddon Marsh | 4.0 | £380k | +24% | 32% | 0% |
| Thornton Heath Central | 3.8 | £397k | +41% | 36% | 0% |
| Thornton Heath North West | 3.8 | £387k | +32% | 30% | 0% |
| New Addington Central | 3.8 | £403k | +32% | 9% | 0% |
| Addiscombe West | 3.7 | £362k | +24% | 44% | 0% |
| New Addington South | 3.7 | £388k | +45% | 11% | 0% |
| West Thornton South & Ampere Way | 3.7 | £390k | +32% | 29% | 0% |
| Croham | 3.7 | £379k | +24% | 30% | 0% |
| Waddon South | 3.6 | £394k | +24% | 21% | 0% |
| Forestdale | 3.5 | £398k | +34% | 16% | 0% |
| South Norwood Central | 3.5 | £383k | +31% | 32% | 0% |
| Purley North | 3.4 | £411k | +22% | 31% | 0% |
| Park Hill & Lloyd Park | 3.3 | £419k | +20% | 38% | 0% |
| Addiscombe North | 3.3 | £438k | +32% | 26% | 0% |
| Thornton Heath West | 3.3 | £413k | +49% | 31% | 0% |
| Woodside & Ashburton | 3.3 | £422k | +36% | 24% | 0% |
| Thornton Heath North East | 3.3 | £476k | +34% | 27% | 0% |
| Purley Central | 3.3 | £443k | +24% | 22% | 0% |
| West Thornton North | 3.2 | £459k | +38% | 32% | 0% |
| South Norwood Park | 3.0 | £480k | +45% | 15% | 0% |
| Kenley North | 3.0 | £468k | +32% | 14% | 0% |
| Upper Norwood | 3.0 | £625k | +32% | 19% | 0% |
| Norbury West | 2.9 | £480k | +31% | 31% | 0% |
| Monks Orchard | 2.9 | £457k | +31% | 10% | 0% |
| Coulsdon | 2.9 | £465k | +31% | 16% | 0% |
| Old Coulsdon | 2.7 | £549k | +40% | 6% | 0% |
| Norbury East | 2.6 | £472k | +24% | 24% | 0% |
| Selsdon Park & Hamsey Green | 2.6 | £551k | +39% | 7% | 0% |
| Addiscombe East (this one) | 2.6 | £550k | +30% | 16% | 0% |
| Kenley South | 2.5 | £582k | +34% | 10% | 0% |
| Shirley East | 2.5 | £609k | +33% | 9% | 0% |
| Shirley West | 2.5 | £533k | +25% | 11% | 0% |
| Woodmansterne | 2.5 | £562k | +37% | 8% | 0% |
| Selsdon | 2.4 | £583k | +35% | 9% | 0% |
| Sanderstead | 2.1 | £678k | +28% | 10% | 0% |
| Woodcote | 1.9 | £644k | +25% | 13% | 0% |
Sort by any column; open a neighbourhood for the same view.