Bensham Manor · Croydon · Croydon West constituency · 51.39485, -0.10689

CR7 7EA— Bensham Manor, Croydon

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

The practical family move

 

Schools 86%Safety 87/100Transport 39/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
87
Schools
90
Transport
39
Environment
59
Investment
44

The bottom line

CR7 7EA 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.

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Location

CR7 7EA

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-5.2% vs London avg
vs London crime-54.0% vs London avg

Deep-dive guides for CR7 7EA

🛡️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 7EA 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 · 20 min walk

P8: -0.08A8: 42.9

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 · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

29.9 incidents per 1,000 residents

Better than 79% of London
→ Stable

-54% vs borough

Crime by type

Violence & sexual offences34%
Anti-social behaviour20%
Other18%
Vehicle crime14%
Burglary7%
Drug offences5%
Robbery2%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.7km

Crime is 54% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£3,679/m²
Price per ft²£342/ft²
Avg floor area81.2 m²

EPC breakdown

C
6%
D
13%
E
2%

Based on 21 properties · Confidence: medium

Street mix

Semi 10%Terraced 90%

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£203,000
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 DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.4%

Total change

+386%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.9%

per year

Acceleration

-61.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 39 sales

Property Type Mix

Total: 39 sales

Semi-detached10.3%
Terraced89.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£110k+78.9%2.5
Post-dot-com plateau2002–2004£163k£190k+16.9%1.7
Pre-crash peak2006–2007£198k£240k+20.8%3
GFC & correction2008–2011£230k£208k-9.3%2
Help-to-Buy recovery2014–2016£225k£385k+71.1%1
Brexit uncertainty2018–2019£383k£318k-17.1%1
Rate-rise correction2022–2022£420k£420k+0%1
Current market2025–2025£299k£299k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.3% alpha

Terraced-1.3% α
Local
5.4%
District
6.7%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

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
8 min walk
West Croydon Tram StopTram
23 min walk
Ampere Way Tram StopTram
23 min walk
Therapia Lane Tram StopTram
23 min walk
West Croydon Rail StationWindrush · Southern
23 min walk
No bus stops within 400m

18

Walkability score

14

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

35

Car parks (800m)

0

EV chargers (800m)

Nearest car park184m
Santander docks (800m)0
Nearest cycle dock4.0 km

Nearby car parks

🅿️
Iceland
604m
🅿️
Lidl
667m
🅿️
Shoppers· yes
734m
🅿️
McDonald's
774m

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: 10.2 km away✗ Not Green Belt✗ Not AONB11% 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

BRIGSTOCK MEDICAL PRACTICE

141 BRIGSTOCK ROAD, CR7 7JN

2 min walk

74%

Recommend GP

74%

Overall GP experience

28

GPs within 1km

6

Dentists within 1km

9

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 650 m
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

3

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway Telegraph (542 m)

Nearest supermarketFoodland Supermarket · 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)

518m

Post office

Nearby shops

Aanjan Off Licence573 m
Thornton Heath Food & Wine585 m
P & N Stores590 m
Bensham Local607 m

Nearby cafes

Oasis Cafe599 m
The Studio Coffee Bar621 m
M&S Café680 m
Costa701 m

Nearby restaurants

KFC512 m
Greggs514 m
The Indian Queen515 m
Wok Express581 m

Nearby pubs

The Railway Telegraph542 m
The Lion Inn626 m
Pawsons Arms763 m
Saints & Sinners840 m

Nearby gyms

Thornton Heath Leisure Centre841 m

Nearby pharmacies

Superdrug714 m
Pharmacy1.0 km

Nearby health

Fertility Treatment475 m
Maternity Reception491 m
Gynaecology Department512 m
Women's Health Unit524 m
Food hygiene (5-star)58% of 74

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

MAMIN05 LIMITED
PAPAGASHIE LIMITED

Investment

Investment grade, yield and market outlook

44

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

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

43.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,030m
Crossrail 2 route7,489m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,937 nationally

1,472

Est. population

30,000/km²

59%

Employed

37%

Degree educated

£39,800

Median income

8.5%

Claimant rate

Inner cityVery high densityEstablished mixed

45

Community stability

Age profile

28%
20%
20%
22%
Under 1828%
18–3420%
35–4920%
50–6422%
65+10%

Tenure

21%
36%
29%
Own outright21%
Own (mortgage)36%
Private rent29%
Social rent13%
Shared ownership1%

Ethnicity

31%
39%
White British12%
White Other9%
Asian31%
Black39%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine24%
No car household36%
Unemployed7%
No qualifications18%

Housing tenure (Census 2021)

Private rent29%
Social rent13%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
4
Development activity
medium
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)
15
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
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
132-134, 132-134, BRIGSTOCK ROAD, CR712 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 7EA

Full postcodeCR7 7EA
Postcode districtCR7
BoroughLondon Borough of Croydon
WardBensham Manor
Latitude51.394854
Longitude-0.106894
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