Bensham Manor · Croydon · Croydon West constituency · 51.39613, -0.10309

CR7 7BB— Bensham Manor, Croydon

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

The practical family move

 

Schools 89%Safety 77/100Transport 47/100Yield 3.85%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
57
Safety
77
Schools
90
Transport
47
Environment
61
Investment
46

The bottom line

CR7 7BB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £390,000 median — strong value for Families who can accept its trade-offs.

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

Check your dealbreakers

Toggle the things that matter to you — see how CR7 7BB 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 7BB meets your needs.

Location

CR7 7BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-25.0% vs London avg
vs London income-13.3% vs London avg
vs London crime+37.0% vs London avg

Deep-dive guides for CR7 7BB

🛡️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 7BB with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How CR7 7BB 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 · 6 min walk

KS2: 104.9

—

Secondary

Harris Invictus Academy Croydon

Not yet inspected · 22 min walk

P8: -0.08A8: 42.9

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 7 min walk

9 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

100

Road safety score

0

Accidents (5yr)

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

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£390,000

Median sale price

25% below London median

£390,000 is 25% below the London median (£520,000)

-57.6%

This year

Terraced

Dominant type

Price history

5-year change
-26.1%
Sales (24 months)5
New build0.0%
Avg terraced£420,000
Avg flat£180,000
Price per m²£4,637/m²
Price per ft²£431/ft²
Avg floor area86.1 m²

EPC breakdown

C
7%
D
25%
E
4%
G
2%

Based on 38 properties · Confidence: high

Street mix

Semi 2%Terraced 83%Detached 2%Flat 14%

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

Stamp duty

Standard buyer£7,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£18,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.7×

Price-to-income

£1,951/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield847 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£215,250
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, no insulation (assumed)
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

1995–2026 · CAGR

+3.4%

Total change

+185%

Market Activity

Price Velocity & Acceleration

Current Velocity

-57.1%

per year

Acceleration

-55.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 58 sales

Property Type Mix

Total: 58 sales

Detached1.7%
Semi-detached1.7%
Terraced82.8%
Flat/maisonette13.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£103k+62.1%2.7
Post-dot-com plateau2001–2004£157k£175k+11.8%1.5
Pre-crash peak2005–2007£210k£250k+19%3.7
GFC & correction2008–2011£244k£255k+4.5%2.3
Help-to-Buy recovery2014–2016£250k£268k+7%3
Brexit uncertainty2018–2018£420k£420k+0%1
Pandemic surge2021–2021£528k£528k+0%2
Rate-rise correction2023–2023£425k£425k+0%1
Current market2025–2026£420k£180k-57.1%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.1% alpha

Weakest performer

Terraced

-0.6% alpha

Flat/maisonette+3.1% α
Local
8%
District
4.9%
Terraced-0.6% α
Local
6.2%
District
6.8%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing2
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
4 min walk
West Croydon Tram StopTram
24 min walk
Norwood Junction Rail StationWindrush · Southeastern
24 min walk
West Croydon Rail StationSouthern · Windrush
25 min walk
Ampere Way Tram StopTram
26 min walk
No bus stops within 400m

24

Walkability score

26

Footpaths (500m)

0

Santander docks (800m)

4.0 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

16

Car parks (800m)

0

EV chargers (800m)

Nearest car park76m
Santander docks (800m)0
Nearest cycle dock4.0 km

Nearby car parks

🅿️
Iceland
338m
🅿️
Shoppers· yes
434m

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 AONB14% green spaceTree canopy: 10%
Above 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

COMMUNITAS CLINICS INTERMEDIATE ENT

83 BRIGSTOCK ROAD, CR7 7JH

2 min walk

67%

Recommend GP

67%

Overall GP experience

24

GPs within 1km

5

Dentists within 1km

13

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 874 m
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

7

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

1

Convenience

Nearest supermarketCostcutter · 1.0 km
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)

838m

Post office

Nearby shops

Thornton Heath Food & Wine297 m
Aanjan Off Licence339 m
Sayedi Butchers428 m
A.K Food Store439 m

Nearby cafes

The Studio Coffee Bar334 m
Din er's Delight Cafe461 m
Costa492 m
Double Egg Café742 m

Nearby restaurants

Peri-Peri Chicken Bites315 m
Express Restaurant321 m
Sugar & Spice498 m
Jam Rock510 m

Nearby pubs

The Railway Telegraph257 m
The Lion Inn581 m
Pawsons Arms588 m
Duke of Cambridge727 m

Nearby gyms

Thornton Heath Leisure Centre544 m

Nearby pharmacies

Superdrug418 m
Pharmacy792 m

Nearby health

Thornton Heath Health Centre543 m
Fertility Treatment747 m
Gynaecology Department762 m
Maternity Reception773 m
Food hygiene (5-star)55% of 88

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

GP CONSTRUCTION MANAGEMENT LIMITED
HORA TRADERS LTD
LUCERNE HOUSE LIMITED
PATELIUM LTD
REKHI ENGINEERING LTD

+5 more

Investment

Investment grade, yield and market outlook

46

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score7/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

33.7

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,737m
Crossrail 2 route7,657m

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%
Price vs London-25.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
2
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
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)

Chalet Court, 340, Chalet Court, 340, Bensham Lane, Thornton Heath, CR7 7EQ49 homes
completed
Cheriton House, 20, Cheriton House, 20, Chipstead Avenue, Thornton Heath, CR7 7DG27 homes
completed
132-134, 132-134, BRIGSTOCK ROAD, CR712 homes
completed
210-214, 210-214, BRIGSTOCK ROAD, CR411 homes
completed
Garages, Garages, Fairgreen Road, Thornton Heath, CR7 7EX9 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£390,000)

£7,000

Standard buyer

£0

First-time buyer

Save £7,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in CR7 7BB? 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 7BB.
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

What else could £390k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track CR7 7BB

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

No spam. Unsubscribe anytime.

Key facts for CR7 7BB

Full postcodeCR7 7BB
Postcode districtCR7
BoroughLondon Borough of Croydon
WardBensham Manor
Latitude51.396132
Longitude-0.103089
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