West Thornton · Croydon · Croydon West constituency · 51.39255, -0.11571

CR7 6AB— West Thornton, Croydon

Location and area intelligence for CR7 6AB, West Thornton, Croydon

 

Schools 100%Safety 73/100Transport 26/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
49
Safety
73
Schools
90
Transport
26
Environment
58
Investment
40

The bottom line

CR7 6AB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

CR7 6AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-7.6% vs London avg
vs London crime+74.0% vs London avg

Deep-dive guides for CR7 6AB

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

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How CR7 6AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Paxton Academy Sports And Science

Good · Inspected Dec 2022 · 3 min walk

KS2: 105.3

—

Secondary

The Archbishop Lanfranc Academy

Not yet inspected · Inspected Mar 2025 · 13 min walk

P8: +0.15A8: 42.3

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

113.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+74% vs borough

Crime by type

Other34%
Violence & sexual offences21%
Anti-social behaviour15%
Vehicle crime12%
Drug offences7%
Burglary5%
Robbery4%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.6km

Crime is +74% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

CR7 district median

£391,250

Based on 90 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,956/m²
Price per ft²£460/ft²
Avg floor area93.7 m²

EPC breakdown

D
14%
E
8%
G
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 6%Terraced 61%Detached 6%Flat 28%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield847 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£234,250
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

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6.4%

Total change

+470%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.8%

per year

Acceleration

+19.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £75k–£100k · 16 sales

Property Type Mix

Total: 16 sales

Detached6.3%
Semi-detached6.3%
Terraced68.8%
Flat/maisonette18.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£80k£115k+43.8%1.3
Post-dot-com plateau2002–2004£96k£187k+95.3%1.3
Pre-crash peak2007–2007£198k£198k+0%2
GFC & correction2010–2010£242k£242k+0%1
Pandemic surge2021–2021£435k£435k+0%1
Rate-rise correction2022–2023£400k£390k-2.5%1.5
Current market2025–2025£456k£456k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Thornton Heath

Nearby stations

Therapia Lane Tram StopTram
15 min walk
Ampere Way Tram StopTram
16 min walk
Thornton HeathNational Rail
16 min walk
Waddon Marsh Tram StopTram
22 min walk
West Croydon Tram StopTram
22 min walk
No bus stops within 400m

19

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge ★44 min
Victoria49 min ↑
Waterloo57 min ↑
Canary Wharf62 min ↑
City60 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

34

Car parks (800m)

0

EV chargers (800m)

Nearest car park84m
Santander docks (800m)0
Nearest cycle dock4.3 km

Nearby car parks

🅿️
Lidl
438m
🅿️
McDonald's
618m

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

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
NoiseHIGH
road
Noisier 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 AONB5% green spaceTree canopy: 19%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 5.1 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

7 min walk

82%

Recommend GP

82%

Overall GP experience

25

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSexual Health Clinic · 282 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 615 m
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Saints & Sinners (628 m)

Nearest supermarketFoodland Supermarket · 1.3 km

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)

229m

Post office

Nearby shops

Mathu Food & Wine452 m
Bensham Local729 m
P & N Stores735 m
little Beijing858 m

Nearby cafes

M&S Café488 m
Costa498 m
Oasis Cafe731 m
Mayday Cafe876 m

Nearby restaurants

KFC162 m
Greggs182 m
The Indian Queen211 m
Fresh & Tasty641 m

Nearby pubs

Saints & Sinners628 m
Golden Lion661 m
Princess Royal1.1 km

Nearby pharmacies

Parade Pharmacy617 m
Cranston Pharmacy752 m

Nearby health

Sexual Health Clinic282 m
Maternity Reception353 m
Women's Health Unit370 m
Fertility Treatment409 m
Food hygiene (5-star)48% of 95

Business

Local businesses registered here

Active businesses
6
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

A

High street health

Registered businesses

AMRUTHA ON ROAD LTD
EPHSOL EDUCATION LIMITED
KESHFIN FINANCIAL LIMITED
NIVAA LIMITED
RIOBUILD LTD

+1 more

Investment

Investment grade, yield and market outlook

40

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

Rental market

Medium

Demand

Medium

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

30.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,691m
Crossrail 2 route7,066m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,213 nationally

1,847

Est. population

10,528/km²

56%

Employed

37%

Degree educated

£38,800

Median income

7.2%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

27%
23%
21%
19%
Under 1827%
18–3423%
35–4921%
50–6419%
65+11%

Tenure

23%
23%
32%
18%
Own outright23%
Own (mortgage)23%
Private rent32%
Social rent18%
Shared ownership4%
Rent free0%

Ethnicity

37%
32%
White British10%
White Other8%
Asian37%
Black32%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine24%
No car household37%
Unemployed8%
No qualifications19%

Housing tenure (Census 2021)

Private rent32%
Social rent18%

vs. London

Income vs London-7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
3
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
146
Largest scheme
101 homes · 797, 797, London Road, Thornton Heath, CR7 6AW
Pipeline pressure
NONE

Named schemes (500m)

797, 797, London Road, Thornton Heath, CR7 6AW101 homes
completed
Sycamore House, 799, Sycamore House, 799, London Road, CR7 6AW56 homes
completed
7, 7, Willett Road, Thornton Heath, CR7 6BA50 homes
completed
10 - 12 Dunheved Road South Thornton Heath CR7 6AD35 homes
completed
The Horseshoe Public House, 745, The Horseshoe Public House, 745, London Road, Thornton Heath, CR7 6AW20 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 CR7 6AB

Full postcodeCR7 6AB
Postcode districtCR7
BoroughLondon Borough of Croydon
WardWest Thornton
Latitude51.392550
Longitude-0.115714
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