Ashtead vs Croydon
Which is better to live in? Distance: 9.8 miles apart.
The verdict
Overall, Croydon offers lower property prices by roughly 42%. Ashtead has the lower crime rate of the two. For families, Ashtead edges ahead on school quality.
Avg House Price
Ashtead
£694,684
Croydon
£487,682
Crime Rate
Ashtead
56.0
Croydon
80.6
Top-Two School Inspection Bands
Ashtead
100.0%
Croydon
90.8%
Avg Download Speed
Ashtead
369.9
Croydon
423
EPC Rating
Ashtead
67.9
Croydon
69.8
Median Income
Ashtead
£37,374
Croydon
£37,541
House Prices (2025)
Most affordable in South EastBuyers will find Croydon more wallet-friendly, where the average price is £487,682 versus £694,684 in Ashtead. The most affordable entry point in Ashtead is a flat at £331,010, while in Croydon it is a flat at £261,008.
Average Price by Property Type (2025)
Biggest gap: terraced homes are 48% pricier in Ashtead (£606,447 vs £410,583).
Price Trend (11 Years)
Over the last 9 years, Croydon prices grew faster — 27% vs 17%.
Crime & Safety
Safest in South EastWith 56 offences per 1,000 people, Ashtead is the safer of the two – 44% lower than Croydon's 80.6 per 1,000. The most common crime category in Ashtead is violent-crime, while in Croydon it is violent-crime.
Crime Rate by Category (per 1,000 residents)
Both towns share the same top crime category: violent crime.
Schools & Education
Best for schools in South EastSchool quality favours Ashtead: 100% of its schools are in the top two inspection bands, compared with 90.8% in Croydon.
Ashtead School Inspection Breakdown
100% of 6 schools (5 primary, 1 secondary) sit in the top two inspection bands.
Croydon School Inspection Breakdown
90.8% of 112 schools (87 primary, 25 secondary) sit in the top two inspection bands.
| Metric | Ashtead | Croydon |
|---|---|---|
| Total Schools | 6 | 112 |
| Primary | 5 | 87 |
| Secondary | 1 | 25 |
| % Top two bands | 100% | 90.8% |
Broadband & Connectivity
Internet users in Croydon enjoy 423.0 Mbps on average, while Ashtead lags behind at 369.9 Mbps. Superfast coverage (30 Mbps+) reaches 97.4% of premises in Ashtead and 94.5% in Croydon. Gigabit availability stands at 69.4% in Ashtead and 82.4% in Croydon.
Croydon is the faster of the two by 14% on average download speed (423 vs 370 Mbps).
Energy Efficiency & Running Costs
The average EPC rating in Croydon is band C (score 69.8), ahead of Ashtead's band C (score 67.9). Estimated annual energy costs average £1,489 in Ashtead and £1,020 in Croydon. 55% of homes in Ashtead have an EPC rating of C or above, compared to 63% in Croydon.
Croydon has more energy-efficient housing — 63% reach band C or above, vs 55% in the other.
Demographics & Economy
Ashtead has a population of 14,830 while Croydon has 389,242. Median household income is £37,541 in Croydon and £37,374 in Ashtead. The median age is 47.8 in Ashtead and 40.2 in Croydon. Employment rates stand at 58.5% in Ashtead and 62% in Croydon.
| Indicator | Ashtead | Croydon |
|---|---|---|
| Population | 14,830 | 389,242 |
| Median Age | 47.8 | 40.2 |
| Median Household Income | £37,374 | £37,541 |
| Employment Rate | 58.5% | 62% |
| Owner Occupied | 73.2% | 59.6% |
| Degree-Level Qualified | 43.1% | 40.4% |
Location
Common questions
Frequently asked questions
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