West Thornton · Croydon · Croydon West constituency · 51.38760, -0.11507

CR0 3QS— West Thornton, Croydon

Location and area intelligence for CR0 3QS, West Thornton, Croydon

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 24/100Yield 4.46%

Best for: Families, Owner-occupiers

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

Liveability
53
Safety
80
Schools
100
Transport
24
Environment
57
Investment
51

The bottom line

CR0 3QS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

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

Less suited to Car-free commuters.

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Location

CR0 3QS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-9.0% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for CR0 3QS

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How CR0 3QS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Harris Primary Academy Croydon

Outstanding · Inspected Sept 2023 · 9 min walk

KS2: 104.1

—

Secondary

Harris Invictus Academy Croydon

Not yet inspected · 14 min walk

P8: -0.08A8: 42.9

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.9 incidents per 1,000 residents

Better than 50% of London
→ Stable

-0% vs borough

Crime by type

Violence & sexual offences26%
Other21%
Vehicle crime19%
Anti-social behaviour13%
Burglary12%
Drug offences6%
Theft2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 2.2km

Crime is 0% below London average

Property

Prices, sales volume and market trends

Avg floor area72.7 m²

EPC breakdown

C
3%
D
13%
E
6%

Based on 22 properties · Confidence: medium

Street mix

Terraced 92%Flat 8%

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 yield847 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£181,750
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 DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+7.7%

Total change

+641%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.0%

per year

Acceleration

+5.60

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 33 sales

Property Type Mix

Total: 33 sales

Terraced90.9%
Flat/maisonette9.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£92k+69.4%1.5
Post-dot-com plateau2001–2004£104k£135k+29.8%2.7
Pre-crash peak2005–2006£173k£152k-12.4%2
GFC & correction2008–2010£195k£190k-2.6%1
Help-to-Buy recovery2013–2016£170k£320k+88.2%1
Brexit uncertainty2017–2019£315k£268k-14.9%1
Pandemic surge2021–2021£320k£320k+0%1
Rate-rise correction2022–2022£400k£400k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Terraced+0.7% α
Local
8.1%
District
7.4%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
West Croydon

Nearby stations

Ampere Way Tram StopTram
11 min walk
Therapia Lane Tram StopTram
12 min walk
Waddon Marsh Tram StopTram
15 min walk
West Croydon Tram StopTram
17 min walk
West Croydon Rail StationSouthern · Windrush
17 min walk
No bus stops within 400m

17

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

4.6 km

Nearest cycle dock

Central London commute times

London Bridge ★46 min
Victoria53 min ↑
Waterloo62 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

39

Car parks (800m)

0

EV chargers (800m)

Nearest car park140m
Santander docks (800m)0
Nearest cycle dock4.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed457 Mbps
Median download432 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: 11.0 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 84% of London

Nearest SSSI: Croham Hurst SSSI — 4.6 km

Energy

Solar: 847 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 yield847.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

EVERSLEY MEDICAL CENTRE

501 LONDON ROAD, CR7 6AR

3 min walk

82%

Recommend GP

82%

Overall GP experience

13

GPs within 1km

3

Dentists within 1km

7

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 469 m
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

12

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketLidl · 1.6 km

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)

1

Cinemas (2km)

549m

Post office

Nearby shops

little Beijing504 m
Mathu Food & Wine511 m
Bensham Local628 m
P & N Stores649 m

Nearby cafes

Costa325 m
M&S Café341 m
Mayday Cafe415 m
Oasis Cafe637 m

Nearby restaurants

Fresh & Tasty285 m
Dosa N Chutny299 m
The Reggae Kitchen340 m
Rotti Mama442 m

Nearby pubs

Golden Lion186 m
Saints & Sinners286 m
Princess Royal605 m

Nearby pharmacies

Parade Pharmacy399 m
Shivas Pharmacy673 m

Nearby health

Croydon Heart Centre300 m
Macmillan Cancer Support Centres325 m
Main Reception328 m
Vascular Ultrasound372 m
Food hygiene (5-star)49% of 103

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

B. H. CARPETS
I&P SKYVIEW LTD
IINPERSONCONNECTIONS C.I.C.
MFR BUILDER LTD
MFR PROPERTIES & SALES LTD

+2 more

Investment

Investment grade, yield and market outlook

51

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
4.5% (average)London avg: 3.8%Above average yield
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

19.2

Price growth score

E
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,825m
Crossrail 2 route7,371m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,316 nationally

1,664

Est. population

21,144/km²

58%

Employed

35%

Degree educated

£38,200

Median income

5.4%

Claimant rate

SuburbanVery high densityMixed

46

Community stability

Age profile

28%
20%
22%
18%
Under 1828%
18–3420%
35–4922%
50–6418%
65+12%

Tenure

28%
32%
30%
Own outright28%
Own (mortgage)32%
Private rent30%
Social rent10%
Shared ownership1%
Rent free0%

Ethnicity

44%
24%
White British12%
White Other9%
Asian44%
Black24%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine26%
No car household30%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Private rent30%
Social rent10%

vs. London

Income vs London-9.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
7
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)
48
Largest scheme
319 homes · City House, 420-430, City House, 420-430, London Road, 3 Broad Green Avenue, Croydon, CR0 9YB
Pipeline pressure
MODERATE

Named schemes (500m)

399-403, 399-403, London Road, Croydon, CR053 homes
completed
87, 87, Canterbury Road, Croydon, CR0 3HH41 homes
completed
517-523, 517-523, LONDON ROAD, CR436 homes
completed
10 - 12 Dunheved Road South Thornton Heath CR7 6AD35 homes
completed
1-5, 1-5, MAYDAY ROAD, CR4 7HP28 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 3QS

Full postcodeCR0 3QS
Postcode districtCR0
BoroughLondon Borough of Croydon
WardWest Thornton
Latitude51.387602
Longitude-0.115069
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