West Thornton · Croydon · Croydon West constituency · 51.39289, -0.11633

CR7 6BA— West Thornton, Croydon

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

 

Schools 100%Safety 73/100Transport 26/100Yield 3.83%

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
51

The bottom line

CR7 6BA 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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Location

CR7 6BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for CR7 6BA

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

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Postcode Personality

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How CR7 6BA 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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 19 min walk

7 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

83

Road safety score

9

Accidents (5yr)

2

KSI (5yr)

6

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.6km

Crime is +74% above London average

Property

Prices, sales volume and market trends

Avg floor area67.5 m²

EPC breakdown

B
1%
C
12%
D
3%
E
1%

Based on 17 properties · Confidence: medium

Street mix

Detached 6%Flat 91%Other 3%

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£168,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsSystem built, 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

2004–2022 · CAGR

+-7.1%

Total change

-73%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.6%

per year

Acceleration

-64.82

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 32 sales

Property Type Mix

Total: 32 sales

Detached6.3%
Flat/maisonette93.8%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£860k£860k+0%1
Pre-crash peak2006–2007£202k£167k-17.5%6.5
GFC & correction2009–2011£135k£340k+151.9%1
Help-to-Buy recovery2013–2016£219k£248k+13.2%1.5
Brexit uncertainty2017–2019£220k£218k-1.1%2.7
Pandemic surge2021–2021£305k£305k+0%1
Rate-rise correction2022–2022£230k£230k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.7% alpha

Flat/maisonette-3.7% α
Local
0.6%
District
4.3%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

37out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
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
Beddington Lane Tram StopTram
23 min walk
No bus stops within 400m

18

Walkability score

9

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

33

Car parks (800m)

0

EV chargers (800m)

Nearest car park42m
Santander docks (800m)0
Nearest cycle dock4.3 km

Nearby car parks

🅿️
Lidl
399m
🅿️
McDonald's
577m

Connectivity

Broadband and mobile coverage

90%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed451 Mbps
Median download433 Mbps
Superfast coverage90%
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: 10.4 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 22%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 5.2 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

13

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSexual Health Clinic · 339 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 672 m
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

4

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 (683 m)

Nearest supermarketCo-op Food · 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)

220m

Post office

Nearby shops

Mathu Food & Wine441 m
Bensham Local785 m
P & N Stores791 m
little Beijing872 m

Nearby cafes

M&S Café545 m
Costa555 m
Oasis Cafe787 m
Mayday Cafe929 m

Nearby restaurants

KFC181 m
Greggs188 m
The Indian Queen207 m
McDonald's612 m

Nearby pubs

Saints & Sinners683 m
Golden Lion693 m

Nearby pharmacies

Parade Pharmacy626 m
Cranston Pharmacy709 m

Nearby health

Sexual Health Clinic339 m
Maternity Reception408 m
Women's Health Unit427 m
Fertility Treatment464 m
Food hygiene (5-star)50% of 97

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

A STAR HOLDINGS LIMITED
BEST AUTOS GROUP LIMITED
BLACKSTONE ENTERPRISES LTD
CHEAP CAR TRANSPORT LIMITED
CUTTING RIGHT UK LTD

+10 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
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

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

14.1

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,721m
Crossrail 2 route7,010m

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)
5
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
145
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 6BA

Full postcodeCR7 6BA
Postcode districtCR7
BoroughLondon Borough of Croydon
WardWest Thornton
Latitude51.392892
Longitude-0.116333
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