West Thornton · Croydon · Croydon West constituency · 51.38972, -0.11459

CR7 6AP— West Thornton, Croydon

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 26/100Yield 3.83%

Best for: Families

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

Liveability
47
Safety
72
Schools
90
Transport
26
Environment
58
Investment
53

The bottom line

CR7 6AP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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

CR7 6AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-9.3% vs London avg
vs London crime+82.0% vs London avg

Deep-dive guides for CR7 6AP

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

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“High-connectivity investment target”

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How CR7 6AP 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 · 7 min walk

KS2: 105.3

—

Secondary

Harris Invictus Academy Croydon

Not yet inspected · 16 min walk

P8: -0.08A8: 42.9

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

118.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+82% vs borough

Crime by type

Other35%
Violence & sexual offences27%
Anti-social behaviour12%
Vehicle crime8%
Drug offences6%
Burglary6%
Theft3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Norbury Fire Station · 2.0km

Crime is +82% above London average

Property

Prices, sales volume and market trends

Avg floor area83.7 m²

EPC breakdown

C
35%
D
10%
E
4%

Based on 49 properties · Confidence: high

Street mix

Semi 16%Terraced 5%Flat 80%

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£209,250
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

1995–2023 · CAGR

+3.6%

Total change

+166%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.3%

per year

Acceleration

+48.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 39 sales

Property Type Mix

Total: 39 sales

Semi-detached17.9%
Terraced5.1%
Flat/maisonette76.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£91k£79k-13.2%1.5
Post-dot-com plateau2002–2004£275k£106k-61.5%1.3
Pre-crash peak2006–2007£128k£275k+114.8%2
GFC & correction2008–2011£133k£190k+42.9%3
Help-to-Buy recovery2014–2016£128k£180k+41.2%2.3
Brexit uncertainty2017–2018£335k£225k-32.8%2
Pandemic surge2020–2021£135k£210k+55.6%1
Rate-rise correction2022–2023£180k£242k+34.3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
6.3%
District
5.8%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing19
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Ampere Way Tram StopTram
13 min walk
Therapia Lane Tram StopTram
14 min walk
Waddon Marsh Tram StopTram
18 min walk
West Croydon Tram StopTram
19 min walk
West Croydon Rail StationSouthern · Windrush
19 min walk
No bus stops within 400m

20

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

4.5 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 park19m
Santander docks (800m)0
Nearest cycle dock4.5 km

Nearby car parks

🅿️
Lidl
760m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.8 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 4.8 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

5

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 410 m
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

16

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Saints & Sinners (334 m)

Nearest supermarketFoodland Supermarket · 1.1 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)

522m

Post office

Nearby shops

Mathu Food & Wine454 m
Bensham Local563 m
P & N Stores578 m
little Beijing659 m

Nearby cafes

Costa252 m
M&S Café255 m
Mayday Cafe563 m
Oasis Cafe569 m

Nearby restaurants

Fresh & Tasty344 m
Dosa N Chutny371 m
KFC420 m
Greggs459 m

Nearby pubs

Saints & Sinners334 m
Golden Lion386 m
Princess Royal800 m

Nearby pharmacies

Parade Pharmacy470 m
Shivas Pharmacy830 m
Cranston Pharmacy1.1 km

Nearby health

Macmillan Cancer Support Centres210 m
Sexual Health Clinic228 m
Main Reception245 m
Croydon Heart Centre266 m
Food hygiene (5-star)46% of 116

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

CONFIANCE HAIR CARE LTD
DMD CONSULTANT LTD
E O P B LTD
GOLD RUNNERS LIMITED
IAS TELECOM LIMITED

+5 more

Investment

Investment grade, yield and market outlook

53

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

7.7

Price growth score

E
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,713m
Crossrail 2 route7,283m

Demographics

16 Jun

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

12.8%

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
11
Development activity
high
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)
0

Housing pipeline (800m)

Homes approved
57
Under construction
0
Completed (3yr)
146
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)

7, 7, Willett Road, Thornton Heath, CR7 6BA50 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
507-511, 507-511, LONDON ROAD, CR4 6AR24 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 6AP

Full postcodeCR7 6AP
Postcode districtCR7
BoroughLondon Borough of Croydon
WardWest Thornton
Latitude51.389717
Longitude-0.114594
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