West Thornton · Croydon · Croydon West constituency · 51.38991, -0.10805

CR7 7HE— West Thornton, Croydon

Location and area intelligence for CR7 7HE, West Thornton, Croydon

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 35/100Yield 3.83%

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
53
Safety
72
Schools
60
Transport
35
Environment
58
Investment
53

The bottom line

CR7 7HE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

Check your dealbreakers

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

Location

CR7 7HE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-9.3% vs London avg
vs London crime+82.0% vs London avg

Deep-dive guides for CR7 7HE

🛡️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 7HE with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

Share:WhatsAppShare on X

How CR7 7HE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Elmwood Junior School

Not yet inspected · 6 min walk

KS2: 104.8

—

Secondary

Harris Invictus Academy Croydon

Not yet inspected · 14 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 · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

118.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+82% vs borough

Crime by type

Other35%
Violence & sexual offences27%
Anti-social behaviour12%
Vehicle crime8%
Drug offences6%
Burglary6%
Theft3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Croydon Fire Station · 2.3km

Crime is +82% above London average

Property

Prices, sales volume and market trends

Avg floor area106.9 m²

EPC breakdown

C
2%
D
11%
E
4%
F
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 12%Terraced 84%Detached 4%

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£267,250
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 CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+8.5%

Total change

+873%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.6%

per year

Acceleration

+10.07

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 24 sales

Property Type Mix

Total: 24 sales

Detached4.2%
Semi-detached12.5%
Terraced83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£100k+77%1.8
Post-dot-com plateau2002–2004£130k£192k+47.7%1
Pre-crash peak2005–2006£192k£266k+38.4%1.5
GFC & correction2009–2012£181k£230k+27.1%1.5
Help-to-Buy recovery2015–2016£215k£344k+60%2.5
Brexit uncertainty2017–2017£418k£418k+0%1
Rate-rise correction2023–2023£550k£550k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
8.9%
District
8.7%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
Trend Position10

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
14 min walk
West Croydon Tram StopTram
16 min walk
West Croydon Rail StationSouthern · Windrush
17 min walk
Ampere Way Tram StopTram
17 min walk
Therapia Lane Tram StopTram
19 min walk
No bus stops within 400m

29

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

London Bridge ★41 min
Victoria48 min ↑
Waterloo57 min ↑
Canary Wharf58 min ↑
City56 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

39

Car parks (800m)

0

EV chargers (800m)

Nearest car park51m
Santander docks (800m)0
Nearest cycle dock4.4 km

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: 10.8 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 4.6 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

CROYDON HEALTH SERVICES - COMMUNITY SERV

CROYDON HEALTH SERVICES, CROYDON UNIVERSITY HOSPITAL, 530 LONDON ROAD, CR7 7YE

1 min walk

26

GPs within 1km

7

Dentists within 1km

11

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 101 m
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

17

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Saints & Sinners (315 m)

Nearest supermarketFoodland Supermarket · 742 m
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)

664m

Post office

Nearby shops

Bensham Local120 m
P & N Stores128 m
Windmill Mini Market687 m
J S Minimart691 m

Nearby cafes

Oasis Cafe122 m
M&S Café216 m
Costa229 m
Mayday Cafe514 m

Nearby restaurants

Wok Express102 m
New Morley's134 m
Fresh & Tasty328 m
Dosa N Chutny340 m

Nearby pubs

Saints & Sinners315 m
The Lion Inn585 m
Golden Lion737 m
The Hut745 m

Nearby gyms

The Gym1.1 km

Nearby pharmacies

Shivas Pharmacy706 m

Nearby health

Main X-Ray103 m
Gynaecology Department114 m
Dental Department125 m
MRI132 m
Food hygiene (5-star)57% of 102

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

M.S. FOOD HYGIENE TRAINING LTD
THINGS U NEED NOW LTD
TRADER DEALS LIMITED

Investment

Investment grade, yield and market outlook

53

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 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

11.7

Price growth score

E
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,278m
Crossrail 2 route7,675m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 284 nationally

1,626

Est. population

10,882/km²

53%

Employed

33%

Degree educated

£38,100

Median income

12.8%

Claimant rate

Inner cityHigh densityRenters

28

Community stability

Age profile

31%
25%
23%
16%
Under 1831%
18–3425%
35–4923%
50–6416%
65+5%

Tenure

42%
34%
Own outright8%
Own (mortgage)13%
Private rent42%
Social rent34%
Shared ownership1%
Rent free3%

Ethnicity

15%
26%
33%
White British15%
White Other11%
Asian26%
Black33%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine24%
No car household57%
Unemployed8%
No qualifications23%

Housing tenure (Census 2021)

Private rent42%
Social rent34%

vs. London

Income vs London-9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
9
Development activity
medium
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
57
Under construction
0
Completed (3yr)
88
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
MODERATE

Named schemes (500m)

City House, 420-430, City House, 420-430, London Road, 3 Broad Green Avenue, Croydon, CR0 9YB319 homes
completed
Concord House, Concord House, London Road, Broad Green, CR9 2RG126 homes
completed
7-21, 7-21, Mayday Road, Thornton Heath, CR7 7HP88 homes
completed
20, 24, Mayday Road, CR7 7HL57 homes
not_started
399-403, 399-403, London Road, Croydon, CR053 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.1%
Ward turnout
27%
Election year
2022
MP
Sarah Jones (Labour)
MP majority
14,226
Constituency
Croydon West

Councillors

Janet CampbellLabour
Stuart Thomas KingLabour
Chrishni ReshekaronLabour

Live in CR7 7HE? 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 7HE.
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 7HE

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

No spam. Unsubscribe anytime.

Key facts for CR7 7HE

Full postcodeCR7 7HE
Postcode districtCR7
BoroughLondon Borough of Croydon
WardWest Thornton
Latitude51.389908
Longitude-0.108047
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