Waddington
Neighbourhood · 5 residents
48Fair
Fair · better than 1 in 10 suburbs
Check Local Score out of 100 · 60 is typical for the country
Each arc is a topic, coloured by its score
What’s good
- 62% of residents live within five minutes of a park
Check before you view
- Radon: part of the area is in an affected zone, and a home test is cheap
- Health scores 24, below the typical 60
- Food & drink scores 24, below the typical 60
The essentials
Everyday life
The area
Around Waddington
Map outline: Approximate — no official boundary exists for this neighbourhood
Is Waddington a good place to live?
Waddington scores 48/100 overall, which the scorecard rates as fair — 60 is typical for the country.
It stands out for environment (91).
It scores lowest on food & drink (24) and health (24).
Scores come from official data on safety, schools, transport, prices, health, food & drink and the local environment, for Waddington in London, each measured against the national average.
Summary of Waddington
Waddington's streets are the kind with detached houses set back behind hedges, cars on the drive rather than the kerb, and very little passing footfall — this is a place people drive out of and back into, not a place they wander through. The houses vary in size but rarely in solidity; you won't find much new-build here, and the mature feel is deliberate rather than accidental.
The property picture backs this up: semi-detached houses on freehold titles dominate the sales here, and detached homes fetch a median of £760,000 against a national figure closer to £420,000 — a For Sale board here is announcing space and permanence, not a starter flat. That £746,000 median sits well above both the national and even the wider London average, and against Croydon, the borough it sits within, prices run over a quarter higher. Housing here has been essentially flat over the past year, so this isn't a market anyone's flipping — people buy in and stay, which fits a median age approaching 48, noticeably older than London as a whole. Schools are a mixed bag on paper: The Hayes Primary holds a Good rating, but Kenley Primary is rated as requiring improvement, and secondary options like Oasis Academy Coulsdon show a slightly negative progress score — worth checking catchment carefully rather than assuming quality by postcode alone. Transport is the one real constraint: a single stop serves the immediate area, so this suits someone who drives or doesn't mind a walk or connecting journey to reach a station, more than someone chasing a fast rail commute.