Bensham Manor · Croydon · Croydon West constituency · 51.39467, -0.09356

CR0 2HS— Bensham Manor, Croydon

Location and area intelligence for CR0 2HS, Bensham Manor, Croydon

The practical family move

 

Schools 88%Safety 80/100Transport 41/100Yield 4.46%

Best for: Families

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Strong for families — high safety and school scores

Liveability
54
Safety
80
Schools
90
Transport
41
Environment
61
Investment
64

The bottom line

CR0 2HS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 46 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR0 2HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-14.3% vs London avg
vs London crime+1.0% vs London avg

Deep-dive guides for CR0 2HS

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How CR0 2HS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Whitehorse Manor Infant School

Good · Inspected Mar 2024 · 3 min walk

—

Secondary

St Mary's Catholic High School

Not yet inspected · 20 min walk

P8: +0.40A8: 39.7

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 3 min walk

7 primaries · 0 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

66.0 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

+2% vs borough

Crime by type

Other29%
Violence & sexual offences28%
Anti-social behaviour17%
Vehicle crime10%
Drug offences5%
Burglary5%
Theft3%
Robbery2%

Road safety

81

Road safety score

15

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Croydon Fire Station · 3.0km

Crime is +1% above London average

Property

Prices, sales volume and market trends

Avg floor area22.7 m²

EPC breakdown

B
10%
C
26%
D
31%
E
11%
F
1%

Based on 79 properties · Confidence: high

Street mix

Terraced 25%Flat 75%

LHA rates — Outer South London

Shared room£569/mo
1 bedroom£950/mo
2 bedrooms£1200/mo
3 bedrooms£1500/mo
4 bedrooms£1950/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£56,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2023 · CAGR

+4%

Total change

+154%

Market Activity

Price Velocity & Acceleration

Current Velocity

-52.8%

per year

Acceleration

-141.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 11 sales

Property Type Mix

Total: 11 sales

Terraced27.3%
Flat/maisonette72.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£67k£67k+0%1
Post-dot-com plateau2001–2003£130k£135k+3.8%1.5
Pre-crash peak2006–2006£111k£111k+0%2
GFC & correction2009–2009£66k£66k+0%1
Brexit uncertainty2018–2019£150k£191k+27.3%1
Pandemic surge2020–2020£360k£360k+0%1
Rate-rise correction2023–2023£170k£170k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-11.1% alpha

Flat/maisonette-11.1% α
Local
-6.3%
District
4.8%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Selhurst→ Victoria· 7 tph
27 min

Nearby stations

SelhurstNational Rail
6 min walk
Norwood Junction Rail StationSouthern · Thameslink
16 min walk
West Croydon Tram StopTram
23 min walk
West Croydon Rail StationSouthern · Windrush
24 min walk
Blackhorse Lane Tram StopTram
24 min walk
No bus stops within 400m

24

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

4.1 km

Nearest cycle dock

Central London commute times

London Bridge ★46 min
Victoria48 min ↑
Waterloo56 min ↑
Canary Wharf63 min ↑
City62 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park251m
Santander docks (800m)0
Nearest cycle dock4.1 km

Nearby car parks

🅿️
Shoppers· yes
465m
🅿️
Iceland
708m
🅿️
Lidl
766m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G75%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 83% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.4 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 4.8 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,530 hrs/yr

Sunshine

595 mm/yr

Rainfall

22.9°C

Summer avg

3.0°C

Winter avg

Solar yield850.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THORNTON HEATH MEDICAL CENTRE

61A GILLETT ROAD, CR7 8RL

5 min walk

74%

Recommend GP

74%

Overall GP experience

15

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

4

Convenience

Nearest supermarketCostcutter · 1.2 km
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

337m

Post office

Nearby shops

Brasileiro112 m
Whitehorse Stores117 m
Mayuran Mini Market240 m
Costcutter340 m

Nearby cafes

Double Egg Café177 m
Station Cafe498 m
Din er's Delight Cafe548 m
Costa557 m

Nearby restaurants

Morley's204 m
Blue and Orange Café Bar495 m
Sugar & Spice599 m
Jam Rock603 m

Nearby pubs

Duke of Cambridge76 m
Pawsons Arms276 m
Clifton Arms545 m
The Lion Inn582 m

Nearby gyms

#Merky FC HQ428 m
Thornton Heath Leisure Centre549 m

Nearby pharmacies

Superdrug564 m

Nearby health

Thornton Heath Health Centre335 m
Mersham Medical Centre1.1 km
Food hygiene (5-star)42% of 113

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

HERBA NATURALLE LIMITED

Investment

Investment grade, yield and market outlook

64

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
4.5% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

16.8

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,150m
Crossrail 2 route8,319m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,461 nationally

1,410

Est. population

18,897/km²

59%

Employed

36%

Degree educated

£36,000

Median income

9.9%

Claimant rate

Inner cityVery high densityEstablished mixed

37

Community stability

Age profile

26%
24%
21%
19%
Under 1826%
18–3424%
35–4921%
50–6419%
65+10%

Tenure

18%
24%
38%
19%
Own outright18%
Own (mortgage)24%
Private rent38%
Social rent19%
Shared ownership0%
Rent free0%

Ethnicity

16%
13%
18%
41%
White British16%
White Other13%
Asian18%
Black41%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine23%
No car household49%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent38%
Social rent19%

vs. London

Income vs London-14.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
2
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
12
Largest scheme
45 homes · FORMER SELHURST RESERVOIR, FORMER SELHURST RESERVOIR, GRANGE ROAD, CR4
Pipeline pressure
NONE

Named schemes (500m)

226, 226, Whitehorse Road, CR0 2LB38 homes
completed
LADY EDRIDGE SCHOOL, LADY EDRIDGE SCHOOL, CLIFTON ROAD, CR3 2D30 homes
completed
1-1a, 1-1a, Mayo Road, Croydon, CR0 2QP14 homes
completed
113, 113, HOLMESDALE ROAD, SE25 6JH11 homes
completed
Land East of 22-32, Land East of 22-32, Northbrook Road, CR0 2QL11 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
18.9%
Ward turnout
28%
Election year
2022
MP
Sarah Jones (Labour)
MP majority
14,226
Constituency
Croydon West

Councillors

Humayun KabirLabour and Co-operative Party
Enid MollyneauxLabour and Co-operative Party
Eunice O'DameLabour and Co-operative Party

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Key facts for CR0 2HS

Full postcodeCR0 2HS
Postcode districtCR0
BoroughLondon Borough of Croydon
WardBensham Manor
Latitude51.394673
Longitude-0.093562
Parliamentary constituencyCroydon West
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey