Bensham Manor · Croydon · Croydon West constituency · 51.39389, -0.09599

CR0 2QH— Bensham Manor, Croydon

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

The hidden gem

 

Schools 83%Safety 89/100Transport 42/100Yield 5.38%Only 4 sales — thin data

Best for: Families

Compare areas

Exceptional for families — top safety and school scores

Liveability
56
Safety
89
Schools
90
Transport
42
Environment
56
Investment
58

Location

CR0 2QH

Key facts for CR0 2QH

Full postcodeCR0 2QH
Postcode districtCR0
BoroughLondon Borough of Croydon
WardBensham Manor
Latitude51.393895
Longitude-0.095994
Parliamentary constituencyCroydon West
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
ExcellentNeutralRisk: Low

London Benchmarks

vs London avg price-46.3% vs London avg
vs London income-14.3% vs London avg
vs London crime-80.8% vs London avg

Deep-dive guides for CR0 2QH

🛡️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📈 Up & Coming🔒 Very Safe💰 Value Find

“The hidden gem”

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How CR0 2QH 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 · 5 min walk

KS2: 104.1

—

Secondary

St Mary's Catholic High School

Not yet inspected · 19 min walk

P8: +0.40A8: 39.7

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 4 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

12.5 incidents per 1,000 residents

Better than 92% of London
→ Stable

-20% vs borough

Crime by type

Anti-social behaviour32%
Other21%
Vehicle crime21%
Violence & sexual offences16%
Robbery5%
Burglary5%
Drug offences0%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 81% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 4 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£279,000

Median sale price

Bottom 25% — 46% below London median

£279,000 is 46% below the London median (£520,000)

+38.0%

This year

Terraced

Dominant type

Price history

5-year change
+30.5%
Sales (24 months)4
New build0.0%
Avg terraced£279,000
Price per m²£4,721/m²
Price per ft²£439/ft²
Avg floor area59.1 m²

EPC breakdown

C
4%
D
13%
E
6%
F
2%

Based on 25 properties · Confidence: medium

Street mix

Terraced 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£1,450
First-time buyerFTB
£0
Additional propertyBTL/2nd
£9,820

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

7.8×

Price-to-income

£1,396/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£147,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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→ Victoria· 7 tph
25 min

Nearby stations

🚂
Thornton HeathNational Rail
8 min walk
🚇
Norwood Junction Rail StationSouthern · Thameslink
19 min walk
🚃
West Croydon Tram StopTram
21 min walk
🚇
West Croydon Rail StationSouthern · Windrush
22 min walk
🚃
Blackhorse Lane Tram StopTram
26 min walk
🚌1 bus routes · 3 stops within 400m

25

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

4.8 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

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park380m
Santander docks (800m)0
Nearest cycle dock4.8 km

Nearby car parks

🅿️
Shoppers· yes
470m
🅿️
Lidl
651m
🅿️
Iceland
663m

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 waterMEDIUM
Medium
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: 10.4 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 10%
Below 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

17

GPs within 1km

1

Dentists within 1km

7

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

7

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

4

Convenience

Nearest supermarketFoodland Supermarket · 980 m
5 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

0

Libraries (1km)

0

Cinemas (2km)

458m

Post office

Nearby shops

Brasileiro170 m
Whitehorse Stores170 m
Aanjan Off Licence214 m
Mayuran Mini Market216 m

Nearby cafes

Double Egg Café189 m
Din er's Delight Cafe558 m
Costa577 m
The Studio Coffee Bar587 m

Nearby restaurants

Morley's199 m
Blue and Orange Café Bar531 m
Peri-Peri Chicken Bites570 m
Express Restaurant594 m

Nearby pubs

Pawsons Arms111 m
Duke of Cambridge195 m
The Lion Inn399 m
The Railway Telegraph580 m

Nearby gyms

Thornton Heath Leisure Centre587 m

Nearby pharmacies

Superdrug558 m
Pharmacy1.1 km

Nearby health

Thornton Heath Health Centre392 m
Mersham Medical Centre1.1 km
Food hygiene (5-star)46% of 125

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

58

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
5.38% (good)London avg: 3.8%Strong yield — top 16% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months2

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

17/100

Velocity score

Future outlook

32.9

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,338m
Crossrail 2 route8,209m

Demographics

22 Apr

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

10.2%

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%
Price vs London-46.3%

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)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
3
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
0
Under construction
0
Completed (3yr)
9
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
1-1a, 1-1a, Mayo Road, Croydon, CR0 2QP14 homes
completed
Land East of 22-32, Land East of 22-32, Northbrook Road, CR0 2QL11 homes
completed
R/o 351-377, R/o 351-377, Whitehorse Road, Thornton Heath, CR7 8RG9 homes
completed
325, 325, Whitehorse Road, 2 Pawsons Road, CR0 2HS9 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 (£279,000)

£1,450

Standard buyer

£0

First-time buyer

Save £1,450

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 2QH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £279,000 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 £279k buy?

Similar-priced postcodes — sorted by transport score.

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Data freshness

When each data source was last updated

95%

Confidence score

12/12

Pillars populated

High reliability
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
streets18 Apr
planning1 Jun
property1 May
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
national rail1 May
rail services21 Apr
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
housing pipeline18 Apr
population density18 Apr
surface water flood18 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