West Thornton · Croydon · Croydon West constituency · 51.39584, -0.11623

CR7 6HT— West Thornton, Croydon

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

 

Schools 100%Safety 68/100Transport 28/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
48
Safety
68
Schools
90
Transport
28
Environment
59
Investment
43

The bottom line

CR7 6HT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

CR7 6HT

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 6HT

🛡️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 6HT 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 · 2 min walk

KS2: 105.3

—

Secondary

The Archbishop Lanfranc Academy

Not yet inspected · Inspected Mar 2025 · 14 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 · 19 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)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.3km

Crime is +121% 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£2,431/m²
Price per ft²£226/ft²
Avg floor area61.6 m²

EPC breakdown

C
26%
D
8%
E
3%

Based on 37 properties · Confidence: high

Street mix

Flat 100%

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£154,000
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)
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

1998–2025 · CAGR

+3.7%

Total change

+166%

Market Activity

Price Velocity & Acceleration

Current Velocity

-42.7%

per year

Acceleration

-117.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 41 sales

Property Type Mix

Total: 41 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£56k£57k+0.9%1.3
Post-dot-com plateau2001–2004£66k£149k+125.9%2.3
Pre-crash peak2005–2007£146k£134k-8.2%4.7
GFC & correction2009–2012£58k£132k+126.7%1.2
Help-to-Buy recovery2013–2016£115k£192k+67%1.7
Brexit uncertainty2018–2018£195k£195k+0%1
Pandemic surge2020–2021£212k£149k-29.6%1.5
Rate-rise correction2022–2022£260k£260k+0%1
Current market2025–2025£149k£149k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
6.8%
District
6.3%

CAGR over 20yr 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
Thornton Heath

Nearby stations

Thornton HeathNational Rail
14 min walk
Therapia Lane Tram StopTram
18 min walk
Ampere Way Tram StopTram
20 min walk
Beddington Lane Tram StopTram
24 min walk
Waddon Marsh Tram StopTram
26 min walk
No bus stops within 400m

18

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

4.1 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

19

Car parks (800m)

0

EV chargers (800m)

Nearest car park48m
Santander docks (800m)0
Nearest cycle dock4.1 km

Nearby car parks

🅿️
Lidl
71m
🅿️
McDonald's
251m

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 waterLOW
Low
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: 10.1 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 5.5 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

25

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSexual Health Clinic · 586 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 909 m
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Saints & Sinners (972 m)

Nearest supermarketCo-op Food · 1.2 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)

0

Cinemas (2km)

208m

Post office

Nearby shops

K Corner Off-Licence627 m
Tesco Express679 m
Mathu Food & Wine707 m
Richmond Food & Wine780 m

Nearby cafes

M&S Café813 m
Costa828 m

Nearby restaurants

The Indian Queen230 m
Greggs268 m
McDonald's287 m
KFC309 m

Nearby pubs

Saints & Sinners972 m
Golden Lion1.0 km

Nearby gyms

Norbury Park Lawn Tennis Club1.0 km
Nuffield Health Fitness & Wellbeing1.1 km

Nearby pharmacies

Cranston Pharmacy385 m
Parade Pharmacy928 m

Nearby health

Sexual Health Clinic586 m
Maternity Reception621 m
Women's Health Unit654 m
Fertility Treatment666 m
Food hygiene (5-star)46% of 110

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ACCSELLERA LTD
BAJOOS FOODS LIMITED
JATTO TRAVEL LTD
JETT CUSTOMS LIMITED
RS EMISSARY LIMITED

Investment

Investment grade, yield and market outlook

43

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

High

Demand

Low

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

27.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,631m
Crossrail 2 route6,864m

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)
7
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

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
The Horseshoe Public House, 745, The Horseshoe Public House, 745, London Road, Thornton Heath, CR7 6AW20 homes
completed
791 London Road Thornton Heath CR7 6AW, CR7 6AW17 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 6HT

Full postcodeCR7 6HT
Postcode districtCR7
BoroughLondon Borough of Croydon
WardWest Thornton
Latitude51.395840
Longitude-0.116226
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