Bensham Manor · Croydon · Croydon West constituency · 51.38994, -0.10257

CR0 2NL— Bensham Manor, Croydon

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

Buy before others notice

 

Schools 100%Safety 82/100Transport 29/100Yield 5.71%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
54
Safety
82
Schools
90
Transport
29
Environment
59
Investment
55

The bottom line

CR0 2NL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £262,500 median — strong value for Families who can accept its trade-offs.

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

Less suited to Car-free commuters.

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Location

CR0 2NL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-49.5% vs London avg
vs London income-9.3% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for CR0 2NL

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

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How CR0 2NL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Ecclesbourne Primary School

Good · Inspected May 2023 · 3 min walk

KS2: 104.9

—

Secondary

Harris Invictus Academy Croydon

Not yet inspected · 13 min walk

P8: -0.08A8: 42.9

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 12 min walk

6 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

57.8 incidents per 1,000 residents

Better than 56% of London
→ Stable

-11% vs borough

Crime by type

Violence & sexual offences29%
Other24%
Anti-social behaviour18%
Vehicle crime18%
Drug offences6%
Burglary3%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Croydon Fire Station · 2.3km

Crime is 11% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£262,500

Median sale price

Bottom 25% — 50% below London median

£262,500 is 50% below the London median (£520,000)

-14.0%

This year

Flat

Dominant type

Price history

5-year change
+38.2%
Sales (24 months)6
New build0.0%
Avg flat£262,500
Price per m²£4,464/m²
Price per ft²£415/ft²
Avg floor area58.9 m²

EPC breakdown

B
37%
C
19%

Based on 56 properties · Confidence: high

Street mix

Flat 100%

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

Stamp duty

Standard buyer£625
First-time buyerFTB
£0
Additional propertyBTL/2nd
£8,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

6.9×

Price-to-income

£1,313/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£147,250
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2007–2025 · CAGR

+1.2%

Total change

+25%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.9%

per year

Acceleration

-29.17

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 103 sales

Property Type Mix

Total: 103 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£210k£210k+0%61
Help-to-Buy recovery2013–2016£153k£300k+96.1%5
Brexit uncertainty2017–2019£303k£271k-10.6%3
Pandemic surge2021–2021£190k£190k+0%5
Rate-rise correction2022–2023£235k£285k+21.3%1
Current market2025–2025£263k£263k+0%6

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.1% alpha

Flat/maisonette-1.1% α
Local
1.2%
District
2.3%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing8
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Thornton Heath→ Victoria· 7 tph
25 min

Nearby stations

Thornton HeathNational Rail
12 min walk
West Croydon Tram StopTram
15 min walk
West Croydon Rail StationSouthern · Windrush
16 min walk
Centrale Tram StopTram
20 min walk
Reeves Corner Tram StopTram
21 min walk
No bus stops within 400m

25

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

London Bridge47 min ↑
Victoria ★46 min
Waterloo54 min ↑
Canary Wharf64 min ↑
City61 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

33

Car parks (800m)

0

EV chargers (800m)

Nearest car park114m
Santander docks (800m)0
Nearest cycle dock4.4 km

Nearby car parks

🅿️
Lidl
465m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.8 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 4.5 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

RAINBOW HEALTH CENTRE

BROAD GREEN HEALTH CENTRE - ANNEX, 1-13 LODGE ROAD, CR0 2PD

8 min walk

29

GPs within 1km

7

Dentists within 1km

11

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 442 m
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketFoodland Supermarket · 526 m
5 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

P & N Stores262 m
Bensham Local282 m
J S Minimart531 m
Whitehorse Wines533 m

Nearby cafes

Oasis Cafe273 m
M&S Café591 m
Costa600 m
Double Egg Café715 m

Nearby restaurants

New Morley's253 m
Wok Express286 m
Dosa N Chutny639 m
Fresh & Tasty640 m

Nearby pubs

The Lion Inn237 m
The Hut521 m
Pawsons Arms545 m
Saints & Sinners634 m

Nearby gyms

The Gym1.1 km
Thornton Heath Leisure Centre1.1 km

Nearby pharmacies

Shivas Pharmacy800 m
Superdrug1.0 km

Nearby health

Diabetic Department416 m
Patient Advice and Liaison Service (PALS)437 m
Main X-Ray443 m
MRI453 m
Food hygiene (5-star)58% of 67

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

DWM CONSTRUCTION MANAGEMENT & CONSULTANCY SERVICES LTD
K GEDDES CONSULTING LTD
MARTFEDE LTD
SPOTLESS SPECIAL CLEANING SERVICES LIMITED

Investment

Investment grade, yield and market outlook

55

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
5.7% (good)London avg: 3.8%Strong yield — top 13% of London
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54.7

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,921m
Crossrail 2 route8,011m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,959 nationally

2,180

Est. population

20,789/km²

63%

Employed

39%

Degree educated

£38,100

Median income

9.0%

Claimant rate

SuburbanVery high densityEstablished mixed

38

Community stability

Age profile

28%
23%
23%
18%
Under 1828%
18–3423%
35–4923%
50–6418%
65+8%

Tenure

13%
28%
33%
22%
Own outright14%
Own (mortgage)28%
Private rent33%
Social rent22%
Shared ownership4%

Ethnicity

16%
19%
40%
White British16%
White Other10%
Asian19%
Black40%
Mixed10%
Other5%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine24%
No car household36%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Private rent33%
Social rent22%

vs. London

Income vs London-9.3%
Price vs London-49.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
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)
13
Largest scheme
330 homes · Queens Gate (Fmr Queen's Hospital), Queens Gate (Fmr Queen's Hospital), Queen's Road, Thornton Heath, CR0 2PR
Pipeline pressure
NONE

Named schemes (500m)

Queens Gate (Fmr Queen's Hospital), Queens Gate (Fmr Queen's Hospital), Queen's Road, Thornton Heath, CR0 2PR330 homes
completed
BENSHAM LODGE/PART ECCLESBOURNE INF. SCH, R/O 21-115, BENSHAM LODGE/PART ECCLESBOURNE INF. SCH, R/O 21-115, KIMBERLEY ROAD, BERT ROAD, CR451 homes
completed
96 & 96A, 96 & 96A, LODGE ROAD, CR015 homes
completed
113 & 113a, 113 & 113a, Queens Road, Croydon, CR0 2PT10 homes
completed
Garages, Garages, Fairgreen Road, Thornton Heath, CR7 7EX9 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£262,500)

£625

Standard buyer

£0

First-time buyer

Save £625

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for CR0 2NL

Full postcodeCR0 2NL
Postcode districtCR0
BoroughLondon Borough of Croydon
WardBensham Manor
Latitude51.389936
Longitude-0.102569
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