West Thornton · Croydon · Croydon West constituency · 51.39891, -0.12288

CR7 6ED— West Thornton, Croydon

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

The family fortress

 

Schools 100%Safety 80/100Transport 15/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
80
Schools
60
Transport
15
Environment
63
Investment
42

The bottom line

CR7 6ED 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 6ED

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+4.0% vs London avg

Deep-dive guides for CR7 6ED

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How CR7 6ED 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 · 5 min walk

KS2: 109.8

—

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 · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.8 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

+4% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour25%
Other21%
Vehicle crime10%
Burglary7%
Drug offences4%
Theft3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Norbury Fire Station · 880m

Crime is +4% 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£4,384/m²
Price per ft²£407/ft²
Avg floor area99.8 m²

EPC breakdown

C
4%
D
8%
E
3%
F
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 58%Terraced 25%Flat 17%

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£249,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+5.9%

Total change

+394%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.4%

per year

Acceleration

-27.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached60.9%
Terraced26.1%
Flat/maisonette13%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£90k£148k+65%2.3
Post-dot-com plateau2004–2004£275k£275k+0%2
Pre-crash peak2005–2007£174k£155k-10.9%1.7
Help-to-Buy recovery2015–2016£441k£250k-43.3%1.5
Brexit uncertainty2017–2018£428k£430k+0.6%1
Rate-rise correction2022–2023£460k£520k+13%1.5
Current market2025–2025£445k£445k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.6% alpha

Semi-detached-0.6% α
Local
7.9%
District
8.5%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Norbury→ Victoria· 7 tph
22 min

Nearby stations

NorburyNational Rail
17 min walk
Therapia Lane Tram StopTram
19 min walk
Beddington Lane Tram StopTram
22 min walk
Ampere Way Tram StopTram
23 min walk
Waddon Marsh Tram StopTram
31 min walk
No bus stops within 400m

14

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

4.0 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

15

Car parks (800m)

1

EV chargers (800m)

Nearest car park383m
Santander docks (800m)0
Nearest cycle dock4.0 km

Nearby car parks

🅿️
McDonald's
436m
🅿️
Lidl
543m

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: 9.7 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 10%
More green space than 76% of London

Nearest SSSI: Croham Hurst SSSI — 6.0 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

5 min walk

73%

Recommend GP

73%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

Nearest hospitalNorbury Health Centre · 698 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Moon Under Water (916 m)

Nearest supermarketCo-op Food · 660 m
6 tennis courts1 sports halls

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)

780m

Post office

Nearby shops

Tesco Express458 m
Pollards Hill Food & Wine683 m
Jhelum Cash & Carry704 m
K Corner Off-Licence709 m

Nearby cafes

Costa1.1 km

Nearby restaurants

McDonald's420 m
Tandoori Griller672 m
The Indian Queen799 m
Greggs833 m

Nearby pubs

The Moon Under Water916 m

Nearby gyms

Norbury Park Lawn Tennis Club803 m
Nuffield Health Fitness & Wellbeing863 m

Nearby pharmacies

Cranston Pharmacy394 m
Akasi Pharmacy688 m

Nearby health

Norbury Health Centre698 m
Food hygiene (5-star)41% of 39

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

HERHTECH LIMITED
R M B ELECTRICAL APPLIANCES LTD
THE SEO GENIE LIMITED

Investment

Investment grade, yield and market outlook

42

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
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

31.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,016m
Crossrail 2 route6,294m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,202 nationally

1,358

Est. population

10,597/km²

58%

Employed

38%

Degree educated

£38,800

Median income

6.0%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

21%
24%
18%
21%
15%
Under 1821%
18–3424%
35–4918%
50–6421%
65+15%

Tenure

32%
29%
36%
Own outright32%
Own (mortgage)30%
Private rent36%
Social rent2%
Shared ownership0%

Ethnicity

15%
41%
22%
White British10%
White Other15%
Asian41%
Black22%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine20%
No car household30%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent36%
Social rent2%

vs. London

Income vs London-7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
2
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)
6
Largest scheme
38 homes · 1174-1178, 1174-1178, LONDON ROAD, SW16
Pipeline pressure
NONE

Named schemes (500m)

97, Pollards Hill South, Norbury, Norbury, SW16 4LS8 homes
completed
6, Pollards Hill West, Norbury, SW16 4NS5 homes
completed
97, 97, Pollards Hill South, Norbury, SW16 4LS5 homes
completed
54, 54, Galpins Road, Thornton Heath, CR7 6EB3 homes
completed
6, 6, Galpins Road, Thornton Heath, CR7 6EA3 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 6ED

Full postcodeCR7 6ED
Postcode districtCR7
BoroughLondon Borough of Croydon
WardWest Thornton
Latitude51.398915
Longitude-0.122885
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