Bensham Manor · Croydon · Croydon West constituency · 51.39621, -0.10747

CR7 7JD— Bensham Manor, Croydon

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

The hidden gem

 

Schools 86%Safety 76/100Transport 40/100Yield 4.82%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
56
Safety
76
Schools
90
Transport
40
Environment
61
Investment
55

The bottom line

CR7 7JD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £311,000 median — 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 7JD 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 7JD meets your needs.

Location

CR7 7JD

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 avg price-40.2% vs London avg
vs London income-5.2% vs London avg
vs London crime+49.0% vs London avg

Deep-dive guides for CR7 7JD

🛡️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 7JD with:

Postcode Personality

🚇 Well-Connected🎓 School Smart📈 Up & Coming🔒 Very Safe💰 Value Find

“The hidden gem”

Share:WhatsAppShare on X

How CR7 7JD 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 · 8 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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

96.7 incidents per 1,000 residents

Higher crime than 73% of London
→ Stable

+49% vs borough

Crime by type

Violence & sexual offences28%
Other27%
Anti-social behaviour15%
Vehicle crime13%
Drug offences7%
Burglary6%
Robbery2%
Theft1%

Road safety

85

Road safety score

11

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk4 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.5km

Crime is +49% 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.

£311,000

Median sale price

Bottom 25% — 40% below London median

£311,000 is 40% below the London median (£520,000)

+56.7%

This year

Flat

Dominant type

Price history

5-year change
+113.6%
Sales (24 months)5
New build0.0%
Avg terraced£390,500
Avg flat£280,000
Price per m²£4,677/m²
Price per ft²£434/ft²
Avg floor area67.4 m²

EPC breakdown

C
13%
D
24%
E
11%
F
1%

Based on 49 properties · Confidence: high

Street mix

Semi 3%Terraced 15%Detached 2%Flat 75%Other 5%

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£3,050
First-time buyerFTB
£0
Additional propertyBTL/2nd
£12,380

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

7.8×

Price-to-income

£1,556/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield847 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£168,500
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 DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.5%

Total change

+717%

Market Activity

Price Velocity & Acceleration

Current Velocity

+59.0%

per year

Acceleration

+49.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 56 sales

Property Type Mix

Total: 56 sales

Detached1.8%
Semi-detached3.6%
Terraced14.3%
Flat/maisonette80.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£58k£95k+65.2%1
Post-dot-com plateau2001–2004£75k£190k+153.3%5.2
Pre-crash peak2005–2007£173k£180k+4.3%3.5
GFC & correction2008–2010£106k£200k+88.7%1
Help-to-Buy recovery2014–2016£175k£231k+31.7%2.3
Brexit uncertainty2017–2019£262k£220k-16%1.5
Pandemic surge2020–2020£285k£285k+0%2
Rate-rise correction2022–2023£195k£270k+38.5%2
Current market2024–2025£296k£470k+59.1%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
4.6%
District
3.9%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing5
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
7 min walk
Therapia Lane Tram StopTram
24 min walk
Ampere Way Tram StopTram
24 min walk
West Croydon Tram StopTram
25 min walk
West Croydon Rail StationWindrush · Southern
25 min walk
No bus stops within 400m

15

Walkability score

27

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

24

Car parks (800m)

0

EV chargers (800m)

Nearest car park212m
Santander docks (800m)0
Nearest cycle dock4.0 km

Nearby car parks

🅿️
Iceland
534m
🅿️
Lidl
603m
🅿️
McDonald's
679m
🅿️
Shoppers· yes
714m

Connectivity

Broadband and mobile coverage

89%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed448 Mbps
Median download432 Mbps
Superfast coverage89%
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: 10.1 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 5.3 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

7

Dentists within 1km

14

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 793 m
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway Telegraph (493 m)

Nearest supermarketThe Co-operative Food · 1.4 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)

516m

Post office

Nearby shops

Thornton Heath Food & Wine537 m
Richmond Food & Wine606 m
Aanjan Off Licence632 m
Sayedi Butchers683 m

Nearby cafes

The Studio Coffee Bar570 m
Din er's Delight Cafe720 m
Oasis Cafe753 m
M&S Café806 m

Nearby restaurants

The Indian Queen520 m
Greggs532 m
KFC542 m
Express Restaurant553 m

Nearby pubs

The Railway Telegraph493 m
The Lion Inn758 m
Saints & Sinners973 m

Nearby gyms

Thornton Heath Leisure Centre802 m

Nearby pharmacies

Superdrug673 m
Cranston Pharmacy760 m
Pharmacy890 m

Nearby health

Fertility Treatment596 m
Maternity Reception602 m
Women's Health Unit638 m
Gynaecology Department647 m
Food hygiene (5-star)51% of 85

Business

Local businesses registered here

Active businesses
18
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
14
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

1ST PREMIER PROPERTIES LTD
4ABODE MANAGEMENT LTD
7 MANTRAS (UK) LTD
A PLUS PLUS DRIVING SCHOOL LTD
AIE GROUP LIMITED

+13 more

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

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

21/100

Velocity score

Future outlook

41.5

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,029m
Crossrail 2 route7,383m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,153 nationally

1,499

Est. population

23,555/km²

54%

Employed

36%

Degree educated

£39,800

Median income

8.1%

Claimant rate

Inner cityVery high densityEstablished mixed

43

Community stability

Age profile

26%
19%
19%
22%
15%
Under 1826%
18–3419%
35–4919%
50–6422%
65+15%

Tenure

27%
28%
34%
Own outright27%
Own (mortgage)28%
Private rent34%
Social rent10%
Shared ownership0%
Rent free0%

Ethnicity

15%
27%
35%
White British15%
White Other10%
Asian27%
Black35%
Mixed9%
Other5%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine22%
No car household34%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Private rent34%
Social rent10%

vs. London

Income vs London-5.2%
Price vs London-40.2%

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)
14
Largest scheme
51 homes · BENSHAM LODGE/PART ECCLESBOURNE INF. SCH, R/O 21-115, BENSHAM LODGE/PART ECCLESBOURNE INF. SCH, R/O 21-115, KIMBERLEY ROAD, BERT ROAD, CR4
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£311,000)

£3,050

Standard buyer

£0

First-time buyer

Save £3,050

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 7JD? 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 7JD.
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 £311k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track CR7 7JD

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

No spam. Unsubscribe anytime.

Key facts for CR7 7JD

Full postcodeCR7 7JD
Postcode districtCR7
BoroughLondon Borough of Croydon
WardBensham Manor
Latitude51.396212
Longitude-0.107470
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