West Thornton · Croydon · Croydon West constituency · 51.38885, -0.10536

CR0 2PP— West Thornton, Croydon

Location and area intelligence for CR0 2PP, West Thornton, Croydon

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 34/100Yield 4.46%

Best for: Families

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Car-dependent area — limited public transport

Liveability
54
Safety
72
Schools
60
Transport
34
Environment
58
Investment
61

The bottom line

CR0 2PP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

CR0 2PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-9.3% vs London avg
vs London crime+82.0% vs London avg

Deep-dive guides for CR0 2PP

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How CR0 2PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Elmwood Junior School

Not yet inspected · 4 min walk

KS2: 104.8

—

Secondary

Harris Invictus Academy Croydon

Not yet inspected · 12 min walk

P8: -0.08A8: 42.9

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

118.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+82% vs borough

Crime by type

Other35%
Violence & sexual offences27%
Anti-social behaviour12%
Vehicle crime8%
Drug offences6%
Burglary6%
Theft3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Croydon Fire Station · 2.2km

Crime is +82% above London average

Property

Prices, sales volume and market trends

Avg floor area112.4 m²

EPC breakdown

C
12%
D
3%
E
1%

Based on 16 properties · Confidence: medium

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£281,000
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)
RoofFlat, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
West Croydon→ London Bridge· 9 tph
18 min

Nearby stations

West Croydon Tram StopTram
14 min walk
West Croydon Rail StationSouthern · Windrush
15 min walk
West CroydonNational Rail
15 min walk
Centrale Tram StopTram
18 min walk
Ampere Way Tram StopTram
18 min walk
No bus stops within 400m

33

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

4.5 km

Nearest cycle dock

Central London commute times

London Bridge ★41 min
Victoria48 min ↑
Waterloo57 min ↑
Canary Wharf58 min ↑
City56 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

36

Car parks (800m)

0

EV chargers (800m)

Nearest car park18m
Santander docks (800m)0
Nearest cycle dock4.5 km

Nearby car parks

🅿️
Lidl
616m

Connectivity

Broadband and mobile coverage

95%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed475 Mbps
Median download442 Mbps
Superfast coverage95%
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: 10.9 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 4.4 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

CROYDON HEALTH SERVICES - COMMUNITY SERV

CROYDON HEALTH SERVICES, CROYDON UNIVERSITY HOSPITAL, 530 LONDON ROAD, CR7 7YE

3 min walk

29

GPs within 1km

8

Dentists within 1km

11

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 240 m
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

21

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Saints & Sinners (410 m)

Nearest supermarketFoodland Supermarket · 526 m
5 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

878m

Post office

Nearby shops

Bensham Local102 m
P & N Stores103 m
J S Minimart484 m
Windmill Mini Market484 m

Nearby cafes

Oasis Cafe102 m
M&S Café395 m
Costa401 m
Mayday Cafe502 m

Nearby restaurants

New Morley's104 m
Wok Express125 m
Dosa N Chutny412 m
Fresh & Tasty415 m

Nearby pubs

Saints & Sinners410 m
The Lion Inn465 m
The Hut527 m
Ye Olde Clocktower707 m

Nearby gyms

The Gym921 m

Nearby pharmacies

Shivas Pharmacy614 m

Nearby health

Diabetic Department199 m
Patient Advice and Liaison Service (PALS)220 m
Main X-Ray241 m
MRI242 m
Food hygiene (5-star)42% of 93

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
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

AMBIENTAL ADVISOR LTD

Investment

Investment grade, yield and market outlook

61

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 score14/100
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

11.6

Price growth score

E
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,146m
Crossrail 2 route7,896m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 284 nationally

1,626

Est. population

10,882/km²

53%

Employed

33%

Degree educated

£38,100

Median income

12.8%

Claimant rate

Inner cityHigh densityRenters

28

Community stability

Age profile

31%
25%
23%
16%
Under 1831%
18–3425%
35–4923%
50–6416%
65+5%

Tenure

42%
34%
Own outright8%
Own (mortgage)13%
Private rent42%
Social rent34%
Shared ownership1%
Rent free3%

Ethnicity

15%
26%
33%
White British15%
White Other11%
Asian26%
Black33%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine24%
No car household57%
Unemployed8%
No qualifications23%

Housing tenure (Census 2021)

Private rent42%
Social rent34%

vs. London

Income vs London-9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
7
Development activity
medium
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
57
Under construction
0
Completed (3yr)
184
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
MODERATE

Named schemes (500m)

Queens Gate (Fmr Queen's Hospital), Queens Gate (Fmr Queen's Hospital), Queen's Road, Thornton Heath, CR0 2PR330 homes
completed
20, 24, Mayday Road, CR7 7HL57 homes
not_started
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
Land To The Rear Of 9-17, Land To The Rear Of 9-17, Campbell Road, Croydon, CR0 2SQ22 homes
completed
Barnacle Works at the rear of land at 2, Barnacle Works at the rear of land at 2, Bensham Lane, Croydon, CR0 2RQ20 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.1%
Ward turnout
27%
Election year
2022
MP
Sarah Jones (Labour)
MP majority
14,226
Constituency
Croydon West

Councillors

Janet CampbellLabour
Stuart Thomas KingLabour
Chrishni ReshekaronLabour

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Key facts for CR0 2PP

Full postcodeCR0 2PP
Postcode districtCR0
BoroughLondon Borough of Croydon
WardWest Thornton
Latitude51.388849
Longitude-0.105360
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