West Thornton · Croydon · Croydon West constituency · 51.38919, -0.10504

CR0 2PX— West Thornton, Croydon

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

The practical family move

 

Schools 100%Safety 83/100Transport 35/100Yield 4.56%Only 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
55
Safety
83
Schools
60
Transport
35
Environment
56
Investment
47

Location

CR0 2PX

Key facts for CR0 2PX

Full postcodeCR0 2PX
Postcode districtCR0
BoroughLondon Borough of Croydon
WardWest Thornton
Latitude51.389194
Longitude-0.105043
Parliamentary constituencyCroydon West
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
ExcellentNeutralRisk: Medium

London Benchmarks

vs London avg price-36.7% vs London avg
vs London income-9.3% vs London avg
vs London crime-88.6% vs London avg

Deep-dive guides for CR0 2PX

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

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“The practical family move”

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How CR0 2PX 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

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 14 min walk

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

Safety

2 Jun

Crime rates and local incidents

LOW CRIME

7.4 incidents per 1,000 residents

Top 5% — safest in London
↑ Rising 33.3%

from a low base — still below London average

-52% vs borough

Crime by type

Violence & sexual offences42%
Other33%
Drug offences8%
Theft8%
Vehicle crime8%
Anti-social behaviour0%
Robbery0%
Burglary0%

Road safety

99

Road safety score

1

Accidents (5yr)

Crime is 89% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.

£329,000

Median sale price

Bottom 25% — 37% below London median

£329,000 is 37% below the London median (£520,000)

Terraced

Dominant type

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,154/m²
Price per ft²£386/ft²
Avg floor area79.2 m²

EPC breakdown

C
6%
D
29%
E
15%
F
2%
G
1%

Based on 53 properties · Confidence: high

Street mix

Semi 29%Terraced 52%Flat 19%

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£3,950
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,820

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

8.6×

Price-to-income

£1,646/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£198,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Transport

1 May

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
🚂
Thornton Heath→ London Bridge· 9 tph
18 min

Nearby stations

🚂
Thornton HeathNational Rail
14 min walk
🚃
West Croydon Tram StopTram
15 min walk
🚇
West Croydon Rail StationSouthern · Windrush
15 min walk
🚃
Centrale Tram StopTram
19 min walk
🚃
Ampere Way Tram StopTram
19 min walk
🚌1 bus routes · 3 stops within 400m · 18 buses/hr peak

33

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

5.0 km

Nearest cycle dock

Central London commute times

London Bridge ★44 min
Victoria54 min ↑
Waterloo54 min ↑
Canary Wharf56 min ↑
City57 min ↑

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

Parking & EV

Car parks, spaces and charging points

36

Car parks (800m)

0

EV chargers (800m)

Nearest car park62m
Santander docks (800m)0
Nearest cycle dock5.0 km

Nearby car parks

🅿️
Lidl
601m

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

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 27.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 80% 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 AONB11% 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

CHS ENT SERVICE O/P DEPT

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 · 260 m
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

18

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Lion Inn (425 m)

Nearest supermarketFoodland Supermarket · 539 m
5 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

867m

Post office

Nearby shops

P & N Stores96 m
Bensham Local106 m
J S Minimart506 m
Windmill Mini Market508 m

Nearby cafes

Oasis Cafe101 m
M&S Café414 m
Costa421 m
Mayday Cafe545 m

Nearby restaurants

New Morley's93 m
Wok Express122 m
Dosa N Chutny448 m
Fresh & Tasty450 m

Nearby pubs

The Lion Inn425 m
Saints & Sinners443 m
The Hut540 m
Ye Olde Clocktower719 m

Nearby gyms

The Gym960 m

Nearby pharmacies

Shivas Pharmacy657 m

Nearby health

Diabetic Department227 m
Patient Advice and Liaison Service (PALS)248 m
Main X-Ray261 m
MRI267 m
Food hygiene (5-star)49% of 87

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

AL RAZZIQ LIMITED
AZ GODELIVERY LTD
BLUE LINE TRADERS LTD
GOCLEANER LTD
NEWTON HOUSE RTM COMPANY LTD

+2 more

Investment

Investment grade, yield and market outlook

47

Investment score

Moderate

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
4.56% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

28.4

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,111m
Crossrail 2 route7,897m

Demographics

22 Apr

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

13.7%

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%
Price vs London-36.7%

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)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
Borough approval rate
69%
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)
183
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
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
21, 21, ELMWOOD ROAD, CR0 2SN16 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£329,000)

£3,950

Standard buyer

£0

First-time buyer

Save £3,950

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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The bottom line

CR0 2PX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £329,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

What else could £329k buy?

Similar-priced postcodes — sorted by transport score.

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Data freshness

When each data source was last updated

92%

Confidence score

11/12

Pillars populated

High reliability
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime2 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
stats199 Jun
streets18 Apr
planning1 Jun
property1 May
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rail services21 Apr
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
companies house18 Apr
housing pipeline18 Apr
population density18 Apr

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