Bensham Manor · Croydon · Croydon West constituency · 51.39840, -0.11511

CR7 7PN— Bensham Manor, Croydon

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

Strong, well-rated schools nearby

 

Schools 83%Safety 76/100Transport 23/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

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

Liveability
49
Safety
76
Schools
90
Transport
23
Environment
56
Investment
46

The bottom line

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

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

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

Location

CR7 7PN

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+48.0% vs London avg

Deep-dive guides for CR7 7PN

🛡️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 7PN with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How CR7 7PN 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 · 1 min walk

KS2: 108.2

—

Secondary

Norbury High School for Girls

Not yet inspected · 18 min walk

P8: +0.28A8: 51.2

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

96.3 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

+48% vs borough

Crime by type

Other32%
Violence & sexual offences26%
Vehicle crime13%
Anti-social behaviour10%
Drug offences6%
Burglary6%
Robbery4%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.0km

Crime is +48% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,083/m²
Price per ft²£472/ft²
Avg floor area83.7 m²

EPC breakdown

C
3%
D
7%
E
4%

Based on 14 properties · Confidence: medium

Street mix

Semi 14%Terraced 64%Flat 23%

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£209,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
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

1995–2026 · CAGR

+5.2%

Total change

+385%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.7%

per year

Acceleration

-66.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £400k–£450k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached13.6%
Terraced63.6%
Flat/maisonette22.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£63k£86k+36.9%1.3
Post-dot-com plateau2002–2004£213k£235k+10.3%1.3
Pre-crash peak2005–2007£169k£250k+48.4%1.7
GFC & correction2009–2009£235k£235k+0%1
Help-to-Buy recovery2013–2016£160k£250k+56.7%1.3
Brexit uncertainty2018–2018£280k£280k+0%1
Current market2025–2026£400k£305k-23.7%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1% alpha

Terraced+1% α
Local
18.3%
District
17.3%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
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
Norbury→ Victoria· 7 tph
22 min

Nearby stations

NorburyNational Rail
19 min walk
Therapia Lane Tram StopTram
21 min walk
Ampere Way Tram StopTram
24 min walk
Beddington Lane Tram StopTram
27 min walk
West Croydon Tram StopTram
29 min walk
No bus stops within 400m

14

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

3.9 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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park121m
Santander docks (800m)0
Nearest cycle dock3.9 km

Nearby car parks

🅿️
McDonald's
121m
🅿️
Lidl
225m

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: 9.8 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 10%
Less green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 5.7 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

2 min walk

73%

Recommend GP

73%

Overall GP experience

14

GPs within 1km

10

Dentists within 1km

4

Care homes (1km)

Nearest hospitalNorbury Health Centre · 818 m
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

32

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Moon Under Water (1.1 km)

Nearest supermarketThe Co-operative Food · 1.3 km
6 tennis courts1 sports halls

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)

448m

Post office

Nearby shops

K Corner Off-Licence332 m
Tesco Express437 m
Richmond Food & Wine515 m
Mathu Food & Wine997 m

Nearby cafes

M&S Café1.1 km
Costa1.1 km

Nearby restaurants

McDonald's126 m
The Indian Queen472 m
Greggs513 m
KFC555 m

Nearby pubs

The Moon Under Water1.1 km

Nearby gyms

Norbury Park Lawn Tennis Club774 m
Nuffield Health Fitness & Wellbeing880 m

Nearby pharmacies

Cranston Pharmacy176 m

Nearby health

Norbury Health Centre818 m
Sexual Health Clinic827 m
Maternity Reception840 m
Fertility Treatment875 m
Food hygiene (5-star)45% of 110

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

JANUSH PROPERTY LTD
KSPA UK LTD
LADY BOUTIQUE LTD
TIC TAC CARS LTD.

Investment

Investment grade, yield and market outlook

46

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
Sales last 12 months2

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

17/100

Velocity score

Future outlook

32.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,495m
Crossrail 2 route6,799m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,200 nationally

1,714

Est. population

16,484/km²

60%

Employed

36%

Degree educated

£39,800

Median income

7.9%

Claimant rate

SuburbanVery high densityEstablished mixed

38

Community stability

Age profile

28%
21%
22%
18%
Under 1828%
18–3421%
35–4922%
50–6418%
65+11%

Tenure

24%
26%
43%
Own outright24%
Own (mortgage)26%
Private rent43%
Social rent7%
Shared ownership1%
Rent free0%

Ethnicity

15%
35%
29%
White British9%
White Other15%
Asian35%
Black29%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine23%
No car household42%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent43%
Social rent7%

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)
9
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
139
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
791 London Road Thornton Heath CR7 6AW, CR7 6AW17 homes
completed
The Wheatsheaf, 757 - 759, The Wheatsheaf, 757 - 759, London Road, Thornton Heath, CR7 6AW13 homes
completed
Warwick Gardens, Warwick Gardens, London Road, Thornton Heath, CR7 7NA12 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 7PN? 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 7PN.
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 7PN

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

No spam. Unsubscribe anytime.

Key facts for CR7 7PN

Full postcodeCR7 7PN
Postcode districtCR7
BoroughLondon Borough of Croydon
WardBensham Manor
Latitude51.398403
Longitude-0.115114
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