Bensham Manor · Croydon · Croydon West constituency · 51.39439, -0.09810

CR7 7AY— Bensham Manor, Croydon

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

The practical family move

 

Schools 83%Safety 80/100Transport 41/100Yield 3.83%

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
54
Safety
80
Schools
90
Transport
41
Environment
59
Investment
58

The bottom line

CR7 7AY 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.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how CR7 7AY scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how CR7 7AY meets your needs.

Location

CR7 7AY

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-14.3% vs London avg
vs London crime+1.0% vs London avg

Deep-dive guides for CR7 7AY

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare CR7 7AY with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How CR7 7AY 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 · 5 min walk

KS2: 104.9

—

Secondary

St Mary's Catholic High School

Not yet inspected · 19 min walk

P8: +0.40A8: 39.7

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.0 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

+2% vs borough

Crime by type

Other29%
Violence & sexual offences28%
Anti-social behaviour17%
Vehicle crime10%
Drug offences5%
Burglary5%
Theft3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Croydon Fire Station · 2.9km

Crime is +1% above London average

Property

Prices, sales volume and market trends

Avg floor area94.7 m²

EPC breakdown

B
1%
C
4%
D
17%
E
6%
G
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 23%Terraced 77%

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£236,750
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 CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+8.7%

Total change

+782%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.2%

per year

Acceleration

+24.07

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £175k–£200k · 44 sales

Property Type Mix

Total: 44 sales

Semi-detached22.7%
Terraced77.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£50k£72k+44.5%2
Post-dot-com plateau2001–2004£137k£184k+34.4%3.2
Pre-crash peak2006–2007£182k£230k+26.4%3.5
GFC & correction2012–2012£230k£230k+0%1
Help-to-Buy recovery2014–2016£288k£406k+41%1.7
Brexit uncertainty2018–2019£365k£345k-5.5%2.5
Pandemic surge2020–2021£389k£370k-4.9%1.5
Rate-rise correction2022–2022£441k£441k+0%4

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+5.3% alpha

Weakest performer

Terraced

+1.1% alpha

Semi-detached+5.3% α
Local
7%
District
1.7%
Terraced+1.1% α
Local
8%
District
6.9%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Thornton HeathNational Rail
6 min walk
Norwood Junction Rail StationSouthern · Thameslink
20 min walk
West Croydon Tram StopTram
22 min walk
West Croydon Rail StationSouthern · Windrush
23 min walk
Centrale Tram StopTram
26 min walk
No bus stops within 400m

21

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

4.1 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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park224m
Santander docks (800m)0
Nearest cycle dock4.1 km

Nearby car parks

🅿️
Shoppers· yes
403m
🅿️
Iceland
546m
🅿️
Lidl
713m

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

Nearest SSSI: Croham Hurst SSSI — 4.9 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

5 min walk

74%

Recommend GP

74%

Overall GP experience

25

GPs within 1km

3

Dentists within 1km

11

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 946 m
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

7

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

1

Convenience

Nearest supermarketFoodland Supermarket · 1.0 km
6 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

489m

Post office

Nearby shops

Aanjan Off Licence65 m
Whitehorse Stores325 m
Brasileiro325 m
Mayuran Mini Market365 m

Nearby cafes

Double Egg Café345 m
The Studio Coffee Bar478 m
Din er's Delight Cafe486 m
Costa511 m

Nearby restaurants

Morley's352 m
Peri-Peri Chicken Bites458 m
Express Restaurant481 m
Blue and Orange Café Bar483 m

Nearby pubs

Pawsons Arms203 m
Duke of Cambridge343 m
The Lion Inn367 m
The Railway Telegraph455 m

Nearby gyms

Thornton Heath Leisure Centre535 m
#Merky FC HQ636 m

Nearby pharmacies

Superdrug474 m
Pharmacy996 m

Nearby health

Thornton Heath Health Centre380 m
Mersham Medical Centre1.1 km
Food hygiene (5-star)45% of 133

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
3
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

BEYOND EXPECTATION SERVICES LIMITED
BMG CREATIVE COLLECTIVE LIMITED
FELIJOS LTD
JUSTINAS MOCKEVICIUS LIMITED
TESTGRAB LTD

Investment

Investment grade, yield and market outlook

58

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 score14/100
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

16.5

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,460m
Crossrail 2 route8,054m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,461 nationally

1,410

Est. population

18,897/km²

59%

Employed

36%

Degree educated

£36,000

Median income

9.9%

Claimant rate

Inner cityVery high densityEstablished mixed

37

Community stability

Age profile

26%
24%
21%
19%
Under 1826%
18–3424%
35–4921%
50–6419%
65+10%

Tenure

18%
24%
38%
19%
Own outright18%
Own (mortgage)24%
Private rent38%
Social rent19%
Shared ownership0%
Rent free0%

Ethnicity

16%
13%
18%
41%
White British16%
White Other13%
Asian18%
Black41%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine23%
No car household49%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent38%
Social rent19%

vs. London

Income vs London-14.3%

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)
16
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)

1-1a, 1-1a, Mayo Road, Croydon, CR0 2QP14 homes
completed
Land East of 22-32, Land East of 22-32, Northbrook Road, CR0 2QL11 homes
completed
Henderson Works, Henderson Works, Henderson Road, Croydon, CR0 2QG9 homes
completed
325, 325, Whitehorse Road, 2 Pawsons Road, CR0 2HS9 homes
completed
Crescent Arms PH. 323, Crescent Arms PH. 323, Whitehorse Road, Thornton Heath, CR0 2HR7 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

Live in CR7 7AY? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for CR7 7AY.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

Similar postcodes

Frequently asked questions

📍 Track CR7 7AY

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for CR7 7AY

Full postcodeCR7 7AY
Postcode districtCR7
BoroughLondon Borough of Croydon
WardBensham Manor
Latitude51.394387
Longitude-0.098101
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