Bensham Manor · Croydon · Croydon West constituency · 51.39687, -0.11391

CR7 7LU— Bensham Manor, Croydon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 31/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
84
Schools
90
Transport
31
Environment
58
Investment
40

The bottom line

CR7 7LU 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: 6 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

CR7 7LU

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-31.0% vs London avg

Deep-dive guides for CR7 7LU

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How CR7 7LU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Paxton Academy Sports And Science

Good · Inspected Dec 2022 · 3 min walk

KS2: 105.3

—

Secondary

Norbury High School for Girls

Not yet inspected · 20 min walk

P8: +0.28A8: 51.2

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.6 incidents per 1,000 residents

Better than 67% of London
→ Stable

-31% vs borough

Crime by type

Anti-social behaviour24%
Other24%
Violence & sexual offences22%
Vehicle crime19%
Burglary8%
Theft3%
Drug offences0%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.2km

Crime is 31% 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£3,221/m²
Price per ft²£299/ft²
Avg floor area120.9 m²

EPC breakdown

C
6%
D
6%
E
3%

Based on 15 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£302,250
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

1997–2025 · CAGR

+7.4%

Total change

+648%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.1%

per year

Acceleration

-53.08

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £500k–£600k · 11 sales

Property Type Mix

Total: 11 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£54k£105k+96.2%1
Post-dot-com plateau2001–2004£165k£183k+10.6%1.3
Pre-crash peak2005–2005£230k£230k+0%1
Help-to-Buy recovery2016–2016£380k£380k+0%1
Pandemic surge2020–2021£400k£520k+30%1
Current market2025–2025£400k£400k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Thornton Heath→ Victoria· 7 tph
25 min

Nearby stations

Thornton HeathNational Rail
12 min walk
Therapia Lane Tram StopTram
20 min walk
Ampere Way Tram StopTram
22 min walk
Beddington Lane Tram StopTram
27 min walk
West Croydon Tram StopTram
27 min walk
No bus stops within 400m

17

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

4.0 km

Nearest cycle dock

Central London commute times

London Bridge ★44 min
Victoria49 min ↑
Waterloo57 min ↑
Canary Wharf62 min ↑
City60 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

19

Car parks (800m)

0

EV chargers (800m)

Nearest car park160m
Santander docks (800m)0
Nearest cycle dock4.0 km

Nearby car parks

🅿️
Lidl
160m
🅿️
McDonald's
239m

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: 10.0 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 10%
Less green space than 79% of London

Nearest SSSI: Croham Hurst SSSI — 5.5 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

LEANDER FAMILY PRACTICE

949 LONDON ROAD, CR7 6JE

4 min walk

73%

Recommend GP

73%

Overall GP experience

25

GPs within 1km

8

Dentists within 1km

6

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 933 m
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Saints & Sinners (1.0 km)

Nearest supermarketThe Co-operative Food · 1.4 km
1 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)

276m

Post office

Nearby shops

K Corner Off-Licence481 m
Richmond Food & Wine595 m
Tesco Express626 m
Mathu Food & Wine889 m

Nearby cafes

M&S Café866 m
Costa883 m
Oasis Cafe974 m

Nearby restaurants

McDonald's268 m
The Indian Queen298 m
Greggs338 m
KFC379 m

Nearby pubs

Saints & Sinners1.0 km
Golden Lion1.2 km

Nearby gyms

Norbury Park Lawn Tennis Club958 m
Nuffield Health Fitness & Wellbeing1.1 km

Nearby pharmacies

Cranston Pharmacy351 m

Nearby health

Sexual Health Clinic643 m
Maternity Reception652 m
Fertility Treatment685 m
Women's Health Unit690 m
Food hygiene (5-star)48% of 107

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

AB BENSHAM LTD
CITISESH LTD
DG GLOBAL GOVERNANCE & ADVISORY LIMITED
DRJ DISTRIBUTIONS LTD
DWYER RAIL LIMITED

+3 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 months0

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

4/100

Velocity score

Future outlook

40.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,448m
Crossrail 2 route6,952m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,365 nationally

1,324

Est. population

29,924/km²

56%

Employed

36%

Degree educated

£39,800

Median income

6.6%

Claimant rate

SuburbanVery high densityEstablished mixed

49

Community stability

Age profile

24%
20%
19%
21%
17%
Under 1824%
18–3420%
35–4919%
50–6421%
65+17%

Tenure

39%
29%
27%
Own outright39%
Own (mortgage)29%
Private rent27%
Social rent5%
Shared ownership1%

Ethnicity

14%
40%
28%
White British14%
White Other9%
Asian40%
Black28%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine24%
No car household29%
Unemployed3%
No qualifications19%

Housing tenure (Census 2021)

Private rent27%
Social rent5%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
7
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
6

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
140
Largest scheme
101 homes · 797, 797, London Road, Thornton Heath, CR7 6AW
Pipeline pressure
NONE

Named schemes (500m)

797, 797, London Road, Thornton Heath, CR7 6AW101 homes
completed
Sycamore House, 799, Sycamore House, 799, London Road, CR7 6AW56 homes
completed
7, 7, Willett Road, Thornton Heath, CR7 6BA50 homes
completed
The Horseshoe Public House, 745, The Horseshoe Public House, 745, London Road, Thornton Heath, CR7 6AW20 homes
completed
791 London Road Thornton Heath CR7 6AW, CR7 6AW17 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 7LU

Full postcodeCR7 7LU
Postcode districtCR7
BoroughLondon Borough of Croydon
WardBensham Manor
Latitude51.396873
Longitude-0.113912
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