Bensham Manor · Croydon · Croydon West constituency · 51.39187, -0.10370
CR0 2PZ— Bensham Manor, Croydon
Location and area intelligence for CR0 2PZ, Bensham Manor, Croydon
Top-rated schools set this area apart
Schools 89%Safety 83/100Transport 35/100Yield 3.90%
Top schools, limited transport — ideal for car-owning families
CR0 2PZ
Key facts for CR0 2PZ
Full postcodeCR0 2PZ
Postcode districtCR0
BoroughLondon Borough of Croydon
WardBensham Manor
Latitude51.391870
Longitude-0.103697
Parliamentary constituencyCroydon West
CountryEngland
RegionGreater London
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
Suburban
Very highEstablished mixed
ExcellentNeutralRisk: Low
London Benchmarks
vs London income-9.3% vs London avg vs London crime-88.6% vs London avg Deep-dive guides for CR0 2PZ
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Postcode Personality
🎓 School Smart🔒 Very Safe
“Top-rated schools set this area apart”
Schools
18 AprNearest schools and Ofsted ratings
Excellent for families
★ Top school within 1km
★★
Primary
Ecclesbourne Primary School
Good · 1 min walk
KS2: 104.9
—
Secondary
Harris Invictus Academy Croydon
Not yet inspected · 16 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 · 10 min walk
9 primaries · 0 secondaries · 0 childcare — within 1km
Safety
5 JunCrime 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%
Crime is 89% below London average
Property
Prices, sales volume and market trends
⚠️Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.
EPC breakdown
Based on 17 properties · Confidence: medium
Street mix
Terraced 96%Detached 4%
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)
Energy & construction
Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£220,500
Rebuild cost per m²£2,500/m²
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialLow
Transport
1 MayPublic transport accessibility and links
🚂Thornton Heath→ Victoria· 7 tph
25 min Nearby stations
🚂Thornton HeathNational Rail
10 min walk 🚃West Croydon Tram StopTram
18 min walk 🚇West Croydon Rail StationSouthern · Windrush
19 min walk 🚃Ampere Way Tram StopTram
22 min walk 🚃Centrale Tram StopTram
22 min walk 🚌1 bus routes · 5 stops within 400m · 30 buses/hr peak
Central London commute times
▎ 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
Nearest car park68m
Santander docks (800m)0
Nearest cycle dock4.8 km
Connectivity
Broadband and mobile coverage
Mobile operators
EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G75%
Broadband providers
BTSkyTalkTalkVodafoneVirgin Media
Environment
22 AprFlood risk, air quality and noise
Surface waterMEDIUM
MediumAir qualityLOW
NO₂: 27.0 µg/m³ · PM2.5: 7.0 µg/m³Better than 80% of London Quieter than 70% of London Radon riskLOW
0.5% of local properties affectedULEZ zone · £12.50/dayCCZ: 10.6 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 10%
Above average green space Nearest SSSI: Croham Hurst SSSI — 4.7 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
Climate
Local weather conditions and energy potential
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
COMMUNITAS CLINICS INTERMEDIATE ENT
83 BRIGSTOCK ROAD, CR7 7JH
8 min walk
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 467 m
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%
Amenities
Shops, restaurants, parks and more
No pubs within 400m — nearest: The Lion Inn (269 m)
Nearest supermarketFoodland Supermarket · 755 m
5 tennis courts
Nearby shops
P & N Stores313 m
Bensham Local338 m
Aanjan Off Licence483 m
Mayuran Mini Market693 m
Nearby cafes
Oasis Cafe327 m
M&S Café582 m
Costa599 m
Double Egg Café715 m
Nearby restaurants
New Morley's302 m
Wok Express322 m
Fresh & Tasty694 m
Dosa N Chutny703 m
Nearby pubs
The Lion Inn269 m
Pawsons Arms523 m
Saints & Sinners683 m
The Railway Telegraph712 m
Nearby gyms
Thornton Heath Leisure Centre936 m
Nearby pharmacies
Superdrug832 m
Shivas Pharmacy969 m
Nearby health
Gynaecology Department422 m
Dental Department457 m
Dermatology Department463 m
Fertility Treatment465 m
Food hygiene (5-star)57% of 65
Business
Local businesses registered here
Dissolved (last 12 months)0
Right-to-buy sales (5yr)328
High street
EHigh street health
Registered businesses
876 INC LTD
ABIBARATH UK LIMITED
ARTHUR DALU (UK) LIMITED
BAZE LAW & ROSE LTD
BRANDEZ LIMITED
+6 more
Investment
Investment grade, yield and market outlook
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Avg monthly rent£1,250London avg: £1,950/mo
Gross yield3.90% (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
Mixed / transientTenant profile
Future outlook
E
MediumDevelopment pressure
Infrastructure pipeline
Infrastructure score0/100
Bakerloo Extension route5,918m
Crossrail 2 route7,841m
Demographics
22 AprPopulation, 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
SuburbanVery high densityEstablished mixed
Employment & lifestyle
Managerial / professional28%
Routine / semi-routine24%
No car household36%
Unemployed6%
No qualifications18%
Housing tenure (Census 2021)
Planning
Conservation areas and development
Live planning apps (800m)2
Major developments (800m)0
CIL rate (residential)£110/m²
Japanese knotweed sites (400m)0
Housing pipeline (800m)
Largest scheme330 homes · Queens Gate (Fmr Queen's Hospital), Queens Gate (Fmr Queen's Hospital), Queen's Road, Thornton Heath, CR0 2PR
Pipeline pressureMODERATE
Named schemes (500m)
Queens Gate (Fmr Queen's Hospital), Queens Gate (Fmr Queen's Hospital), Queen's Road, Thornton Heath, CR0 2PR330 homes
completedBENSHAM 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
completedChalet Court, 340, Chalet Court, 340, Bensham Lane, Thornton Heath, CR7 7EQ49 homes
completed96 & 96A, 96 & 96A, LODGE ROAD, CR015 homes
completed113 & 113a, 113 & 113a, Queens Road, Croydon, CR0 2PT10 homes
completedPolitics
Local councillors and MP
Ward majorityLabour and Co-operative Party
Councillors
Humayun KabirLabour and Co-operative Party
Enid MollyneauxLabour and Co-operative Party
Eunice O'DameLabour and Co-operative Party
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The bottom line
CR0 2PZ 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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Frequently asked questions
Data freshness
When each data source was last updated
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
stats199 Jun
streets18 Apr
planning1 Jun
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
gp survey18 Apr
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
surface water flood18 Apr
Trusted official data sources
Office for
National Statistics