West Thornton · Croydon · Croydon West constituency · 51.39341, -0.12088

CR7 6BF— West Thornton, Croydon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 11/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
49
Safety
84
Schools
60
Transport
11
Environment
60
Investment
41

The bottom line

CR7 6BF 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: 62 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR7 6BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.6% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for CR7 6BF

🛡️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 CR7 6BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Gonville Academy

Not yet inspected · 3 min walk

KS2: 109.8

—

Secondary

The Archbishop Lanfranc Academy

Not yet inspected · Inspected Mar 2025 · 9 min walk

P8: +0.15A8: 42.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.4 incidents per 1,000 residents

Better than 70% of London
→ Stable

-36% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour27%
Other20%
Vehicle crime11%
Burglary6%
Drug offences3%
Theft3%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.5km

Crime is 36% below 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£4,225/m²
Price per ft²£393/ft²
Avg floor area86.7 m²

EPC breakdown

C
6%
D
7%
E
1%
F
1%

Based on 15 properties · Confidence: medium

Street mix

Terraced 91%Flat 10%

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£216,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1996–2025 · CAGR

+5.6%

Total change

+380%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.1%

per year

Acceleration

-124.21

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 21 sales

Property Type Mix

Total: 21 sales

Terraced90.5%
Flat/maisonette9.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£75k£126k+68%1.2
Post-dot-com plateau2001–2002£137k£165k+20.4%1
Pre-crash peak2005–2007£210k£198k-5.7%1.7
GFC & correction2008–2008£283k£283k+0%2
Brexit uncertainty2017–2019£230k£400k+73.9%1
Pandemic surge2020–2021£210k£434k+107.2%2
Current market2025–2025£360k£360k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
6.8%
District
7.1%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Therapia Lane Tram StopTram
13 min walk
Ampere Way Tram StopTram
16 min walk
Beddington Lane Tram StopTram
19 min walk
Waddon Marsh Tram StopTram
23 min walk
NorburyNational Rail
25 min walk
No bus stops within 400m

10

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge ★62 min
Victoria66 min ↑
Waterloo77 min ↑
Canary Wharf74 min ↑
City71 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

22

Car parks (800m)

0

EV chargers (800m)

Nearest car park230m
Santander docks (800m)0
Nearest cycle dock4.3 km

Nearby car parks

🅿️
Lidl
476m
🅿️
McDonald's
593m

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: 10.3 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 5.4 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

LEANDER FAMILY PRACTICE

949 LONDON ROAD, CR7 6JE

9 min walk

73%

Recommend GP

73%

Overall GP experience

13

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSexual Health Clinic · 646 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 967 m
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Golden Lion (787 m)

Nearest supermarketCo-op Food · 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)

471m

Post office

Nearby shops

Mathu Food & Wine351 m
little Beijing847 m
Tesco Express954 m
K Corner Off-Licence1.0 km

Nearby cafes

M&S Café826 m
Costa831 m

Nearby restaurants

The Indian Queen472 m
Greggs475 m
KFC486 m
McDonald's619 m

Nearby pubs

Golden Lion787 m

Nearby pharmacies

Parade Pharmacy602 m
Cranston Pharmacy697 m

Nearby health

Thornton Road & Valley Park Surgery597 m
Sexual Health Clinic646 m
Maternity Reception723 m
Women's Health Unit737 m
Food hygiene (5-star)47% of 74

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BAKERS TRANSFORMATION & LETTINGS LTD
LLOYD JOSEPH LTD
LWCN LTD
REGIS RETAIL LTD
WILLIAMS BAKER LIMITED

Investment

Investment grade, yield and market outlook

41

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 months1

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

8/100

Velocity score

Future outlook

37.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,011m
Crossrail 2 route6,704m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,494 nationally

1,691

Est. population

12,639/km²

55%

Employed

34%

Degree educated

£38,800

Median income

7.7%

Claimant rate

SuburbanHigh densityMixed

48

Community stability

Age profile

28%
20%
19%
19%
14%
Under 1828%
18–3420%
35–4919%
50–6419%
65+14%

Tenure

35%
30%
29%
Own outright35%
Own (mortgage)30%
Private rent29%
Social rent6%
Shared ownership1%

Ethnicity

45%
30%
White British8%
White Other9%
Asian45%
Black30%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine22%
No car household27%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent29%
Social rent6%

vs. London

Income vs London-7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
7
Local approval rate
100%
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)
133
Largest scheme
101 homes · 797, 797, London Road, Thornton Heath, CR7 6AW
Pipeline pressure
NONE

Named schemes (500m)

Flint Court, 152-160, Flint Court, 152-160, Thornton Road, Croydon, CR7 6BB51 homes
completed
Ash Tree Villas, 4, Ash Tree Villas, 4, Aurelia Road, CR0 3BA3 homes
completed
196, 196, Silverleigh Road, Thornton Heath, CR7 6DS3 homes
completed
87, 87, Gonville Road, Thornton Heath, CR7 6DF2 homes
completed
87, 87, Gonville Road, Thornton Heath, CR7 6DF2 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 6BF

Full postcodeCR7 6BF
Postcode districtCR7
BoroughLondon Borough of Croydon
WardWest Thornton
Latitude51.393406
Longitude-0.120883
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