Bensham Manor · Croydon · Croydon West constituency · 51.39482, -0.10056

CR7 7BQ— Bensham Manor, Croydon

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

The practical family move

 

Schools 86%Safety 81/100Transport 42/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
57
Safety
81
Schools
90
Transport
42
Environment
59
Investment
45

The bottom line

CR7 7BQ 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.

Less suited to Car-free commuters.

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Location

CR7 7BQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-13.3% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for CR7 7BQ

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

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“The practical family move”

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How CR7 7BQ 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 · 4 min walk

KS2: 104.9

—

Secondary

St Mary's Catholic High School

Not yet inspected · 20 min walk

P8: +0.40A8: 39.7

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 · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.6 incidents per 1,000 residents

Better than 51% of London
→ Stable

-2% vs borough

Crime by type

Violence & sexual offences24%
Anti-social behaviour22%
Other21%
Vehicle crime15%
Burglary9%
Drug offences6%
Robbery4%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Norbury Fire Station · 2.0km

Crime is 2% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,795/m²
Price per ft²£538/ft²
Avg floor area60.3 m²

EPC breakdown

C
24%
D
27%
E
2%
F
1%

Based on 54 properties · Confidence: high

Street mix

Semi 19%Terraced 50%Flat 19%Other 13%

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£150,750
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)
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

1996–2025 · CAGR

+6.7%

Total change

+557%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.1%

per year

Acceleration

+72.66

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached21.4%
Terraced57.1%
Flat/maisonette21.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£53k£90k+68.9%1
Post-dot-com plateau2002–2002£85k£85k+0%1
Pre-crash peak2006–2006£203k£203k+0%2
GFC & correction2008–2008£237k£237k+0%2
Help-to-Buy recovery2014–2014£270k£270k+0%1
Pandemic surge2020–2020£446k£446k+0%1
Rate-rise correction2022–2022£265k£265k+0%2
Current market2025–2025£350k£350k+0%3

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

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
West Croydon Tram StopTram
22 min walk
Norwood Junction Rail StationWindrush · Southeastern
22 min walk
West Croydon Rail StationSouthern · Windrush
23 min walk
Ampere Way Tram StopTram
27 min walk
No bus stops within 400m

23

Walkability score

26

Footpaths (500m)

0

Santander docks (800m)

4.1 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

18

Car parks (800m)

0

EV chargers (800m)

Nearest car park47m
Santander docks (800m)0
Nearest cycle dock4.1 km

Nearby car parks

🅿️
Shoppers· yes
408m
🅿️
Iceland
457m

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 waterMEDIUM
Medium
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 AONB7% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 5.0 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

4 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 · 854 m
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

7

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketFoodland Supermarket · 1.0 km
5 tennis courts1 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)

587m

Post office

Nearby shops

Aanjan Off Licence132 m
Thornton Heath Food & Wine379 m
Sayedi Butchers453 m
A.K Food Store462 m

Nearby cafes

The Studio Coffee Bar409 m
Din er's Delight Cafe474 m
Costa503 m
Double Egg Café521 m

Nearby restaurants

Peri-Peri Chicken Bites387 m
Express Restaurant406 m
Blue and Orange Café Bar502 m
Morley's527 m

Nearby pubs

The Railway Telegraph360 m
Pawsons Arms360 m
The Lion Inn395 m
Duke of Cambridge519 m

Nearby gyms

Thornton Heath Leisure Centre542 m
#Merky FC HQ808 m

Nearby pharmacies

Superdrug445 m
Pharmacy926 m

Nearby health

Thornton Heath Health Centre451 m
Gynaecology Department778 m
Fertility Treatment791 m
Dermatology Department813 m
Food hygiene (5-star)49% of 105

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

ALLANSON VENTURES LIMITED
CHEEKY ROBOT LTD
MAKE A MILLI LTD
RI CONSULTANCY SERVICE LTD
VEGAN FLEX UK LIMITED

+1 more

Investment

Investment grade, yield and market outlook

45

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

42.5

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,608m
Crossrail 2 route7,881m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,236 nationally

1,588

Est. population

13,992/km²

62%

Employed

39%

Degree educated

£36,400

Median income

6.7%

Claimant rate

Inner cityHigh densityEstablished mixed

37

Community stability

Age profile

28%
21%
21%
19%
Under 1828%
18–3421%
35–4921%
50–6419%
65+11%

Tenure

18%
22%
34%
19%
Own outright18%
Own (mortgage)22%
Private rent34%
Social rent19%
Shared ownership7%

Ethnicity

17%
20%
38%
White British17%
White Other13%
Asian20%
Black38%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine24%
No car household42%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent34%
Social rent19%

vs. London

Income vs London-13.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
3
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)
12
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
132-134, 132-134, BRIGSTOCK ROAD, CR712 homes
completed
65, 65, Brigstock Road, Thornton Heath, CR7 7JH7 homes
completed
51, Brigstock Road, CR7 7JH7 homes
completed
17, Melfort Road, CR7 7RS6 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 7BQ

Full postcodeCR7 7BQ
Postcode districtCR7
BoroughLondon Borough of Croydon
WardBensham Manor
Latitude51.394823
Longitude-0.100556
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