Bensham Manor · Croydon · Croydon West constituency · 51.39677, -0.09951

CR7 7AG— Bensham Manor, Croydon

Location and area intelligence for CR7 7AG, Bensham Manor, Croydon

The practical family move

 

Schools 75%Safety 77/100Transport 49/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
57
Safety
77
Schools
90
Transport
49
Environment
59
Investment
51

The bottom line

CR7 7AG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 46 min to london bridge — above average for this zone.

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Location

CR7 7AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-13.3% vs London avg
vs London crime+37.0% vs London avg

Deep-dive guides for CR7 7AG

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How CR7 7AG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Ecclesbourne Primary School

Good · Inspected May 2023 · 7 min walk

KS2: 104.9

—

Secondary

St Mary's Catholic High School

Not yet inspected · 23 min walk

P8: +0.40A8: 39.7

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

88.9 incidents per 1,000 residents

Higher crime than 67% of London
→ Stable

+37% vs borough

Crime by type

Other31%
Violence & sexual offences30%
Anti-social behaviour16%
Vehicle crime13%
Burglary5%
Drug offences2%
Theft2%
Robbery2%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.9km

Crime is +37% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£2,890/m²
Price per ft²£269/ft²
Avg floor area107 m²

EPC breakdown

C
5%
D
19%
E
1%

Based on 25 properties · Confidence: medium

Street mix

Semi 25%Terraced 75%

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£267,500
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, 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

+4.9%

Total change

+303%

Market Activity

Price Velocity & Acceleration

Current Velocity

-41.2%

per year

Acceleration

-117.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached25%
Terraced75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£75k£105k+40.9%1
Post-dot-com plateau2001–2004£168k£215k+28%2
Pre-crash peak2005–2006£250k£234k-6.6%1
GFC & correction2011–2011£280k£280k+0%1
Help-to-Buy recovery2014–2016£320k£290k-9.4%1.3
Current market2024–2025£510k£300k-41.2%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.2% alpha

Terraced-2.2% α
Local
2.2%
District
4.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Thornton Heath→ Victoria· 7 tph
25 min

Nearby stations

Thornton HeathNational Rail
3 min walk
Norwood Junction Rail StationSouthern · Thameslink
21 min walk
West Croydon Tram StopTram
25 min walk
West Croydon Rail StationSouthern · Windrush
26 min walk
Ampere Way Tram StopTram
29 min walk
No bus stops within 400m

31

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

3.9 km

Nearest cycle dock

Central London commute times

London Bridge ★46 min
Victoria48 min ↑
Waterloo56 min ↑
Canary Wharf63 min ↑
City62 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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park133m
Santander docks (800m)0
Nearest cycle dock3.9 km

Nearby car parks

🅿️
Shoppers· yes
190m
🅿️
Iceland
265m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed485 Mbps
Median download444 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 AONB8% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 5.1 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

THORNTON HEATH MEDICAL CENTRE

61A GILLETT ROAD, CR7 8RL

3 min walk

74%

Recommend GP

74%

Overall GP experience

17

GPs within 1km

5

Dentists within 1km

12

Care homes (1km)

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

27

Parks (1km)

11

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

6

Convenience

Nearest supermarketCostcutter · 894 m
5 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

432m

Post office

Nearby shops

Thornton Heath Food & Wine175 m
Aanjan Off Licence220 m
Sayedi Butchers225 m
A.K Food Store234 m

Nearby cafes

The Studio Coffee Bar197 m
Din er's Delight Cafe246 m
Costa277 m
Double Egg Café580 m

Nearby restaurants

Peri-Peri Chicken Bites176 m
Express Restaurant199 m
Blue and Orange Café Bar285 m
Sugar & Spice299 m

Nearby pubs

The Railway Telegraph177 m
Pawsons Arms480 m
Duke of Cambridge534 m
The Lion Inn610 m

Nearby gyms

Thornton Heath Leisure Centre319 m
#Merky FC HQ875 m

Nearby pharmacies

Superdrug217 m
Pharmacy718 m

Nearby health

Thornton Heath Health Centre284 m
Mersham Medical Centre849 m
Food hygiene (5-star)43% of 147

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

7VNCOLLECTION LIMITED
ADORNE EVENTS LTD
AMAZING GRACE CHILDCARE LTD
BROUGHTONS DESIGNS LTD
EL FURGON DE LOS 7 HERMANOS LTD

+6 more

Investment

Investment grade, yield and market outlook

51

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 score16/100
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

41.3

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,478m
Crossrail 2 route7,844m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,735 nationally

1,338

Est. population

18,394/km²

61%

Employed

36%

Degree educated

£36,400

Median income

9.2%

Claimant rate

Inner cityVery high densityEstablished mixed

35

Community stability

Age profile

26%
20%
22%
22%
Under 1826%
18–3420%
35–4922%
50–6422%
65+11%

Tenure

23%
21%
45%
Own outright23%
Own (mortgage)21%
Private rent45%
Social rent8%
Shared ownership2%

Ethnicity

13%
15%
28%
31%
White British13%
White Other15%
Asian28%
Black31%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine23%
No car household46%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent45%
Social rent8%

vs. London

Income vs London-13.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
3
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)
14
Largest scheme
330 homes · Queens Gate (Fmr Queen's Hospital), Queens Gate (Fmr Queen's Hospital), Queen's Road, Thornton Heath, CR0 2PR
Pipeline pressure
NONE

Named schemes (500m)

2-4, 2-4, Parchmore Road, Thornton Heath, CR7 8LV31 homes
completed
junction of, junction of, Woodville Road, High Street, Croydon, CR7 8LG26 homes
completed
132-134, 132-134, BRIGSTOCK ROAD, CR712 homes
completed
29-31, 29-31, WOODVILLE ROAD, CR4 8LH12 homes
completed
51, Brigstock Road, CR7 7JH7 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
18.9%
Ward turnout
28%
Election year
2022
MP
Sarah Jones (Labour)
MP majority
14,226
Constituency
Croydon West

Councillors

Humayun KabirLabour and Co-operative Party
Enid MollyneauxLabour and Co-operative Party
Eunice O'DameLabour and Co-operative Party

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Key facts for CR7 7AG

Full postcodeCR7 7AG
Postcode districtCR7
BoroughLondon Borough of Croydon
WardBensham Manor
Latitude51.396766
Longitude-0.099512
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