West Thornton · Croydon · Croydon West constituency · 51.39690, -0.11807

CR7 6HS— West Thornton, Croydon

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

 

Schools 100%Safety 68/100Transport 21/100Yield 3.83%

Best for: Families

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

Liveability
48
Safety
68
Schools
90
Transport
21
Environment
60
Investment
53

The bottom line

CR7 6HS 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 6HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.6% vs London avg
vs London crime+121.0% vs London avg

Deep-dive guides for CR7 6HS

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

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How CR7 6HS 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 · 4 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 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

143.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+122% vs borough

Crime by type

Other41%
Violence & sexual offences19%
Anti-social behaviour13%
Vehicle crime8%
Burglary6%
Drug offences5%
Robbery5%
Theft3%

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 · 1.1km

Crime is +121% above London average

Property

Prices, sales volume and market trends

Avg floor area141.4 m²

EPC breakdown

C
3%
D
3%
E
1%

Based on 7 properties · Confidence: low

Street mix

Semi 8%Terraced 92%

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£353,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
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

1996–2021 · CAGR

+7.8%

Total change

+552%

Market Activity

Price Velocity & Acceleration

Current Velocity

+76.5%

per year

Acceleration

+60.56

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached8.3%
Terraced91.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£69k£69k+0%1
Post-dot-com plateau2001–2003£170k£225k+32.4%2
Pre-crash peak2007–2007£295k£295k+0%1
GFC & correction2010–2011£215k£220k+2.3%1
Brexit uncertainty2018–2018£255k£255k+0%1
Pandemic surge2021–2021£450k£450k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Norbury→ Victoria· 7 tph
22 min

Nearby stations

Therapia Lane Tram StopTram
18 min walk
NorburyNational Rail
21 min walk
Ampere Way Tram StopTram
21 min walk
Beddington Lane Tram StopTram
24 min walk
Waddon Marsh Tram StopTram
28 min walk
No bus stops within 400m

12

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

4.0 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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park143m
Santander docks (800m)0
Nearest cycle dock4.0 km

Nearby car parks

🅿️
Lidl
143m
🅿️
McDonald's
159m

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: 9.9 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 5.6 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

3 min walk

73%

Recommend GP

73%

Overall GP experience

2

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSexual Health Clinic · 751 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Golden Lion (1.1 km)

Nearest supermarketCo-op Food · 1.0 km
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)

381m

Post office

Nearby shops

Tesco Express548 m
K Corner Off-Licence578 m
Mathu Food & Wine768 m
Richmond Food & Wine780 m

Nearby cafes

M&S Café977 m
Costa991 m

Nearby restaurants

McDonald's184 m
The Indian Queen402 m
Greggs438 m
KFC479 m

Nearby pubs

Golden Lion1.1 km
The Moon Under Water1.2 km

Nearby gyms

Norbury Park Lawn Tennis Club928 m
Nuffield Health Fitness & Wellbeing1.0 km

Nearby pharmacies

Cranston Pharmacy267 m
Parade Pharmacy1.0 km

Nearby health

Sexual Health Clinic751 m
Maternity Reception791 m
Women's Health Unit823 m
Fertility Treatment838 m
Food hygiene (5-star)42% of 109

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

KOLSAWALA LTD
NEXT GENERATION CHEMICAL LTD

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

12.5

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,730m
Crossrail 2 route6,696m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,027 nationally

1,821

Est. population

15,375/km²

57%

Employed

35%

Degree educated

£38,800

Median income

10.7%

Claimant rate

SuburbanVery high densityEstablished mixed

37

Community stability

Age profile

28%
21%
22%
17%
Under 1828%
18–3421%
35–4922%
50–6417%
65+12%

Tenure

23%
19%
38%
19%
Own outright23%
Own (mortgage)19%
Private rent38%
Social rent19%
Shared ownership1%
Rent free1%

Ethnicity

40%
32%
White British9%
White Other7%
Asian40%
Black32%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine25%
No car household45%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent38%
Social rent18%

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)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
8
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)
142
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
791 London Road Thornton Heath CR7 6AW, CR7 6AW17 homes
completed
30, 30, THORNTON ROAD, CR7 6BA14 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 6HS

Full postcodeCR7 6HS
Postcode districtCR7
BoroughLondon Borough of Croydon
WardWest Thornton
Latitude51.396895
Longitude-0.118066
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