Bensham Manor · Croydon · Croydon West constituency · 51.39775, -0.10077

CR7 7AJ— Bensham Manor, Croydon

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

The practical family move

 

Schools 71%Safety 77/100Transport 51/100Yield 3.83%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
58
Safety
77
Schools
90
Transport
51
Environment
61
Investment
64

The bottom line

CR7 7AJ 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 victoria — above average for this zone.

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Location

CR7 7AJ

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 7AJ

🛡️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 7AJ 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 · 8 min walk

KS2: 104.9

—

Secondary

Harris Academy Beulah Hill

Not yet inspected · 23 min walk

P8: -0.11A8: 44.3

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 5 min walk

8 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

94

Road safety score

6

Accidents (5yr)

9

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.8km

Crime is +37% above London average

Property

Prices, sales volume and market trends

Avg floor area55.7 m²

EPC breakdown

C
5%
D
11%
E
1%
G
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 17%Detached 17%Flat 58%Other 8%

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£139,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

1998–2021 · CAGR

+8.2%

Total change

+513%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.0%

per year

Acceleration

-25.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 10 sales

Property Type Mix

Total: 10 sales

Detached20%
Semi-detached20%
Flat/maisonette60%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£60k£112k+87.4%1
Post-dot-com plateau2001–2001£91k£91k+0%1
Pre-crash peak2005–2007£150k£310k+106.7%1
Help-to-Buy recovery2014–2014£379k£379k+0%1
Pandemic surge2021–2021£368k£368k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

32

Walkability score

41

Footpaths (500m)

0

Santander docks (800m)

3.9 km

Nearest cycle dock

Central London commute times

London Bridge47 min ↑
Victoria ★46 min
Waterloo54 min ↑
Canary Wharf64 min ↑
City61 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 park64m
Santander docks (800m)0
Nearest cycle dock3.9 km

Nearby car parks

🅿️
Iceland
132m
🅿️
Shoppers· yes
221m

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: 10.0 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 5.3 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

YOUR FAMILY PRACTICE

83 BRIGSTOCK ROAD, CR7 7JH

3 min walk

67%

Recommend GP

67%

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

29

Parks (1km)

11

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

6

Convenience

Nearest supermarketCostcutter · 806 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)

637m

Post office

Nearby shops

Thornton Heath Food & Wine58 m
Sayedi Butchers189 m
A.K Food Store200 m
Thornton News252 m

Nearby cafes

The Studio Coffee Bar94 m
Din er's Delight Cafe225 m
Costa255 m
Ann's Coffee Shop587 m

Nearby restaurants

Peri-Peri Chicken Bites73 m
Express Restaurant84 m
Sugar & Spice257 m
Jam Rock269 m

Nearby pubs

The Railway Telegraph38 m
Pawsons Arms618 m
Duke of Cambridge670 m
The Lion Inn720 m

Nearby gyms

Thornton Heath Leisure Centre308 m
Stones Gym & Fitness Centre1.1 km

Nearby pharmacies

Superdrug180 m
Pharmacy600 m

Nearby health

Thornton Heath Health Centre364 m
Mersham Medical Centre773 m
Food hygiene (5-star)46% of 142

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

ANGELS UNLIMITED NURSERIES LTD.
AUN PROPERTY LTD
AUR PROPERTIES LTD
AUTOPART HUB LTD

Investment

Investment grade, yield and market outlook

64

Investment score

Good

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

24.1

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,535m
Crossrail 2 route7,715m

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
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
4
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)
13
Largest scheme
51 homes · BENSHAM LODGE/PART ECCLESBOURNE INF. SCH, R/O 21-115, BENSHAM LODGE/PART ECCLESBOURNE INF. SCH, R/O 21-115, KIMBERLEY ROAD, BERT ROAD, CR4
Pipeline pressure
NONE

Named schemes (500m)

Chalet Court, 340, Chalet Court, 340, Bensham Lane, Thornton Heath, CR7 7EQ49 homes
completed
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

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 7AJ

Full postcodeCR7 7AJ
Postcode districtCR7
BoroughLondon Borough of Croydon
WardBensham Manor
Latitude51.397749
Longitude-0.100765
Parliamentary constituencyCroydon West
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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TfL
Transport
for London
NHS
Digital
Companies
House
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Mail
Food Standards
Agency
Ofcom
Met
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