West Thornton · Croydon · Croydon West constituency · 51.39605, -0.12323

CR7 6DN— West Thornton, Croydon

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

The family fortress

 

Schools 100%Safety 80/100Transport 11/100Low yield 3.30%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
52
Safety
80
Schools
60
Transport
11
Environment
86
Investment
38

The bottom line

CR7 6DN offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £455,000 median — 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 6DN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-12.5% vs London avg
vs London income-7.6% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for CR7 6DN

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How CR7 6DN 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 · 1 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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.7 incidents per 1,000 residents

Better than 50% of London
→ Stable

-0% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour23%
Vehicle crime19%
Other17%
Drug offences4%
Robbery4%
Theft2%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.2km

Crime is 1% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£455,000

Median sale price

12% below London median

£455,000 is 12% below the London median (£520,000)

-4.2%

This year

Terraced

Dominant type

Price history

5-year change
+13.5%
Sales (24 months)5
New build0.0%
Avg terraced£455,000
Price per m²£4,789/m²
Price per ft²£445/ft²
Avg floor area96.4 m²

EPC breakdown

C
10%
D
15%
E
1%
F
1%

Based on 27 properties · Confidence: medium

Street mix

Terraced 97%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

Stamp duty

Standard buyer£10,250
First-time buyerFTB
£1,500
Additional propertyBTL/2nd
£23,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.7×

Price-to-income

£2,276/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield847 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£241,000
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.5%

Total change

+569%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.3%

per year

Acceleration

+4.45

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £450k–£500k · 37 sales

Property Type Mix

Total: 37 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£68k£132k+93.4%1.3
Post-dot-com plateau2002–2004£178k£217k+21.8%1
Pre-crash peak2005–2005£200k£200k+0%1
GFC & correction2008–2011£185k£209k+13.1%2.3
Help-to-Buy recovery2015–2016£375k£370k-1.3%1
Brexit uncertainty2018–2018£386k£386k+0%1
Pandemic surge2020–2021£420k£401k-4.5%2.5
Rate-rise correction2022–2022£455k£455k+0%3
Current market2024–2025£445k£455k+2.2%3.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
6.7%
District
6.6%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing2
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
15 min walk
Beddington Lane Tram StopTram
19 min walk
Ampere Way Tram StopTram
19 min walk
NorburyNational Rail
21 min walk
Waddon Marsh Tram StopTram
27 min walk
No bus stops within 400m

14

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

4.2 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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park219m
Santander docks (800m)0
Nearest cycle dock4.2 km

Nearby car parks

🅿️
Lidl
497m
🅿️
McDonald's
503m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download446 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: 10.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 5.7 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

7 min walk

73%

Recommend GP

73%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSexual Health Clinic · 934 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 749 m

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)

0

Cinemas (2km)

648m

Post office

Nearby shops

Mathu Food & Wine662 m
Tesco Express731 m
Pollards Hill Food & Wine775 m
Jhelum Cash & Carry796 m

Nearby restaurants

McDonald's510 m
The Indian Queen660 m
Greggs682 m
KFC710 m

Nearby gyms

Norbury Park Lawn Tennis Club1.1 km

Nearby pharmacies

Cranston Pharmacy547 m
Akasi Pharmacy781 m
Parade Pharmacy912 m

Nearby health

Thornton Road & Valley Park Surgery908 m
Norbury Health Centre1.0 km
Food hygiene (5-star)39% of 31

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

AHQ CONSULTANCY SERVICES LTD
AHQ LTD
APEXRESCUE LTD
CK INVESTMENT PROPERTIES LIMITED
ECOM FUSION ADS & CONSULTANCY LTD

+3 more

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score20/100
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 owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

58.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,101m
Crossrail 2 route6,422m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,774 nationally

1,299

Est. population

16,493/km²

61%

Employed

38%

Degree educated

£38,800

Median income

6.4%

Claimant rate

SuburbanVery high densityOwner occupiers / families

52

Community stability

Age profile

21%
21%
16%
25%
17%
Under 1821%
18–3421%
35–4916%
50–6425%
65+17%

Tenure

41%
29%
23%
Own outright41%
Own (mortgage)29%
Private rent23%
Social rent6%

Ethnicity

35%
33%
White British12%
White Other11%
Asian35%
Black33%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine21%
No car household28%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent23%
Social rent6%

vs. London

Income vs London-7.6%
Price vs London-12.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
5
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)
5
Largest scheme
160 homes · LAND BOUNDED BY, LAND BOUNDED BY, YORKSHIRE ROAD, SOUTH LODGE AVENUE, LANCASTER AVENUE, CR4
Pipeline pressure
NONE

Named schemes (500m)

97, Pollards Hill South, Norbury, Norbury, SW16 4LS8 homes
completed
97, 97, Pollards Hill South, Norbury, SW16 4LS5 homes
completed
54, 54, Galpins Road, Thornton Heath, CR7 6EB3 homes
completed
107, 107, Galpins Road, Thornton Heath, CR7 6EN3 homes
completed
105, 105, Galpins Road, Thornton Heath, CR7 6EN3 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£455,000)

£10,250

Standard buyer

£1,500

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for CR7 6DN

Full postcodeCR7 6DN
Postcode districtCR7
BoroughLondon Borough of Croydon
WardWest Thornton
Latitude51.396052
Longitude-0.123232
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