Bensham Manor · Croydon · Croydon West constituency · 51.39923, -0.10887

CR7 7DW— Bensham Manor, Croydon

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

Strong, well-rated schools nearby

 

Schools 75%Safety 84/100Transport 35/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
54
Safety
84
Schools
90
Transport
35
Environment
59
Investment
40

The bottom line

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

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

Less suited to Car-free commuters.

Check your dealbreakers

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

Location

CR7 7DW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.2% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for CR7 7DW

🛡️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 7DW with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How CR7 7DW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Winterbourne Junior Girls' School

Good · Inspected May 2024 · 5 min walk

KS2: 108.2

—

Secondary

Norbury High School for Girls

Not yet inspected · 17 min walk

P8: +0.28A8: 51.2

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.2 incidents per 1,000 residents

Better than 64% of London
→ Stable

-26% vs borough

Crime by type

Anti-social behaviour31%
Violence & sexual offences27%
Other14%
Vehicle crime11%
Burglary6%
Drug offences5%
Theft3%
Robbery3%

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 · 1.2km

Crime is 26% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,531/m²
Price per ft²£421/ft²
Avg floor area93.3 m²

EPC breakdown

C
5%
D
13%
E
2%

Based on 20 properties · Confidence: medium

Street mix

Terraced 100%

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£233,250
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

1995–2025 · CAGR

+6.6%

Total change

+572%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.2%

per year

Acceleration

-36.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 29 sales

Property Type Mix

Total: 29 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£63k£83k+32.8%2
Post-dot-com plateau2001–2004£153k£206k+35.1%2
Pre-crash peak2007–2007£223k£223k+0%2
GFC & correction2008–2009£249k£205k-17.8%1
Help-to-Buy recovery2013–2016£245k£408k+66.3%1.7
Brexit uncertainty2018–2019£355k£290k-18.3%1
Rate-rise correction2022–2022£408k£408k+0%2
Current market2024–2025£495k£420k-15.2%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
6.9%
District
7.1%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Thornton HeathNational Rail
7 min walk
Therapia Lane Tram StopTram
26 min walk
Ampere Way Tram StopTram
27 min walk
West Croydon Tram StopTram
29 min walk
Norwood Junction Rail StationWindrush · Southeastern
29 min walk
No bus stops within 400m

15

Walkability score

37

Footpaths (500m)

0

Santander docks (800m)

3.8 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 park456m
Santander docks (800m)0
Nearest cycle dock3.8 km

Nearby car parks

🅿️
Iceland
539m
🅿️
McDonald's
564m
🅿️
Lidl
590m
🅿️
Shoppers· yes
795m

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: 9.7 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 5.6 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

BRIGSTOCK MEDICAL PRACTICE

141 BRIGSTOCK ROAD, CR7 7JN

6 min walk

74%

Recommend GP

74%

Overall GP experience

17

GPs within 1km

7

Dentists within 1km

13

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

30

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Railway Telegraph (562 m)

No restaurants within 800m — nearest: McDonald's (568 m)

Nearest supermarketThe Co-operative Food · 1.1 km
5 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

657m

Post office

Nearby shops

Richmond Food & Wine257 m
K Corner Off-Licence380 m
Thornton Heath Food & Wine596 m
Continental Mini Market671 m

Nearby cafes

The Studio Coffee Bar614 m
Ann's Coffee Shop683 m
Fat Bellys Cafe718 m
Din er's Delight Cafe761 m

Nearby restaurants

McDonald's568 m
Express Restaurant596 m
Peri-Peri Chicken Bites613 m
The Indian Queen672 m

Nearby pubs

The Railway Telegraph562 m
Welcome Inn950 m

Nearby gyms

Norbury Park Lawn Tennis Club887 m
Stones Gym & Fitness Centre1.0 km

Nearby pharmacies

Cranston Pharmacy583 m
Pharmacy696 m
Superdrug717 m

Nearby health

Maternity Reception896 m
Fertility Treatment904 m
Sexual Health Clinic927 m
Women's Health Unit935 m
Food hygiene (5-star)42% of 65

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

BATH FITTERS LTD
CLEAR SPACE SERVICES LTD
DISHA FOODS LTD
ERNEST CONTRACT SERVICES LTD
FASHION HAG LTD

+4 more

Investment

Investment grade, yield and market outlook

40

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

35

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,051m
Crossrail 2 route7,140m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,587 nationally

1,329

Est. population

24,458/km²

58%

Employed

39%

Degree educated

£39,800

Median income

7.7%

Claimant rate

SuburbanVery high densityEstablished mixed

52

Community stability

Age profile

22%
22%
18%
24%
14%
Under 1822%
18–3422%
35–4918%
50–6424%
65+14%

Tenure

34%
37%
23%
Own outright34%
Own (mortgage)37%
Private rent23%
Social rent5%
Shared ownership1%

Ethnicity

13%
28%
35%
White British13%
White Other13%
Asian28%
Black35%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine19%
No car household27%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent23%
Social rent5%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
3
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)
15
Largest scheme
49 homes · Chalet Court, 340, Chalet Court, 340, Bensham Lane, Thornton Heath, CR7 7EQ
Pipeline pressure
NONE

Named schemes (500m)

Beaumaris Court, 135-139, Beaumaris Court, 135-139, Brigstock Road, Thornton Heath, CR7 7JN40 homes
completed
9, 9, NUTFIELD ROAD, CR4 7DP31 homes
completed
Cheriton House, 20, Cheriton House, 20, Chipstead Avenue, Thornton Heath, CR7 7DG27 homes
completed
210-214, 210-214, BRIGSTOCK ROAD, CR411 homes
completed
146 & 148, 146 & 148, Melfort Road, Thornton Heath, CR7 7RP8 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 7DW? 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 7DW.
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 7DW

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

No spam. Unsubscribe anytime.

Key facts for CR7 7DW

Full postcodeCR7 7DW
Postcode districtCR7
BoroughLondon Borough of Croydon
WardBensham Manor
Latitude51.399229
Longitude-0.108870
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