I’ve travelled to and explored East Croydon so I can tell you all what it is like, I explain all in my below area guide.
About East Croydon
Nestled in the heart of South London, East Croydon is a bustling neighbourhood brimming with energy and diversity.
Once a thriving industrial center, the area has undergone a remarkable transformation, emerging as a dynamic hub for culture, commerce, and community.
East Croydon is a haven for foodies, boasting a diverse culinary landscape that reflects its multicultural heritage.
From the vibrant Boxpark, a trendy shipping container complex filled with eclectic eateries, to the bustling Surrey Street Market, a culinary adventure awaits around every corner.
But it is not all sunshine and rainbows. Historically it has had high crime rates with an undercurrent of gang activity.
So what is it like now?
Read on to find out.
East Croydon Area Guide – Transport Links
On balance after visiting a wide array of places in London I have to concede that the transport links in East Croydon are right up there with the best.
The main transport hub is Easy Croydon station which is a mainline station. So if you wanted to be really critical you’d say it loses a couple of marks due to not having a tube line.
But what it does provide is very quick services to places like London Bridge which it connects to in 16 minutes.
Also if you’re looking for a nice day out you can get the train directly to Cambridge from East Croydon.
Alternatively you can go the other way and be on the beach in Brighton within an hour.
My point here is that although East Croydon doesn’t have a tube line it is so well positioned with fast overground services, it doesn’t really matter.
The other obvious transport option in East Croydon is the tram.
Unique to this part London the tram service is a smooth and simple hop on and off option for nipping around.
Naturally travellers are at the mercy of where the tram line connects to but as another option it’s a quirky benefit for the area.
There are a number of bus routes that serve East Croydon also.
Is East Croydon safe?
Well safe is a subjective term but in terms of a crime rate it is very high in East Croydon. The crime per 1,000 resident rate is a whopping 408. That is over 4 times the London average (95).
Before anyone panics unduly there is a reason for the high crime rate and that is the makeup of the area.
What is included as East Croydon is a large commercial and educational area with a low proportion of residential properties.
Similar to my explanation in our South Kensington Area Guide if there are a lot of visitors and less residents the numbers are skewed.
Take for example the huge footprint of Croydon College.
That will have thousands of visitors a day and with that comes a degree of crime but no actual residents.
That’s not to excuse the high crime rate, just explain it a little.
East Croydon Area Guide – Demographics
East Croydon is one of the most ethnically diverse areas in London.
In the 2021 census, 52.8% of residents identified as Black, Black British, Black Welsh, Caribbean, or African, 21.1% as White, 15.8% as Asian, and 7.2% as Mixed or Multiple.
The most common religion in East Croydon is Christianity (42.6%), followed by no religion (31.3%) and Islam (14.5%).
The unemployment rate in East Croydon is slightly higher than the London average.
In the 2021 census, 8.2% of residents were unemployed, compared to 6.3% in London.
East Croydon Area Guide – House Prices
If the crime rate is bad news then brace yourself for some good news.
Properties are very reasonably priced within East Croydon. I would go as far to say they are probably some of the cheapest within London.
The average property cost £378,000 last year, that believe it or not is very cheap for London. Flats are even more reasonable costing on average £280,000.
Prices have dropped 1% in the last year but that is in line with the rest of London.
Is East Croydon a nice place to live?
In terms of a verdict, I am slightly torn.
My opinion after spending two days there and then just comparing that to the property prices is a firm yes.
Where-else can you buy a family home in London for around £400,000 but still have those excellent transport links?
I don’t think anywhere can compete with that.
It’s also worth noting that the area was clean and well equipped with bars, restaurants and entertainment.
But the elephant in the room is the crime rate and that is something which will be of concern to potential residents and investors.
Allowing for those figures to be skewed by the makeup of the area I would still recommend East Croydon to most people.
There’s clear investment in the area taking place and if you’re on a budget then East Croydon should be high on your list.
