Bensham Manor · Croydon · Croydon West constituency · 51.39875, -0.10300

CR7 7RB— Bensham Manor, Croydon

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

The practical family move

 

Schools 78%Safety 77/100Transport 50/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
57
Safety
77
Schools
47
Transport
50
Environment
59
Investment
49

The bottom line

CR7 7RB offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 46 min to victoria — above average for this zone.

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Location

CR7 7RB

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-13.3% vs London avg
vs London crime+32.0% vs London avg

Deep-dive guides for CR7 7RB

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

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Postcode Personality

🚇 Well-Connected🎓 Good Schools🔒 Very Safe

“The practical family move”

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How CR7 7RB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

47

Education score

Fair for families
★ Top school within 1km
—

Primary

Beulah Infants' School

Not yet inspected · 8 min walk

—

Secondary

Harris Academy Beulah Hill

Not yet inspected · 22 min walk

P8: -0.11A8: 44.3

78% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Above London average

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.7 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

+32% vs borough

Crime by type

Violence & sexual offences30%
Other27%
Anti-social behaviour12%
Vehicle crime11%
Drug offences8%
Burglary5%
Robbery4%
Theft2%

Road safety

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.6km

Crime is +32% above 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£4,441/m²
Price per ft²£413/ft²
Avg floor area77.4 m²

EPC breakdown

C
4%
D
31%
E
5%

Based on 40 properties · Confidence: high

Street mix

Semi 11%Terraced 29%Flat 58%Other 3%

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£193,500
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 CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.8%

Total change

+450%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.0%

per year

Acceleration

+79.37

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £125k–£150k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached11.4%
Terraced31.4%
Flat/maisonette57.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£60k£78k+30%1
Post-dot-com plateau2002–2004£112k£142k+26.3%2.7
Pre-crash peak2005–2007£170k£123k-27.6%1.7
GFC & correction2008–2008£215k£215k+0%2
Help-to-Buy recovery2013–2015£330k£303k-8.3%1.5
Brexit uncertainty2018–2019£320k£319k-0.5%3.5
Pandemic surge2021–2021£265k£265k+0%2
Rate-rise correction2022–2022£475k£475k+0%3
Current market2024–2025£250k£330k+32%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.1% alpha

Weakest performer

Flat/maisonette

-0.3% alpha

Terraced+1.1% α
Local
5.7%
District
4.6%
Flat/maisonette-0.3% α
Local
5%
District
5.3%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Thornton Heath→ Victoria· 7 tph
25 min

Nearby stations

Thornton HeathNational Rail
2 min walk
Norwood Junction Rail StationSoutheastern · Southern
24 min walk
West Croydon Tram StopTram
28 min walk
West Croydon Rail StationSouthern · Windrush
28 min walk
Therapia Lane Tram StopTram
29 min walk
No bus stops within 400m

30

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

3.8 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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park131m
Santander docks (800m)0
Nearest cycle dock3.8 km

Nearby car parks

🅿️
Iceland
131m
🅿️
Shoppers· yes
384m

Connectivity

Broadband and mobile coverage

98%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download447 Mbps
Superfast coverage98%
All operators 5G75%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 AONB11% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 5.4 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

COMMUNITAS CLINICS INTERMEDIATE ENT

83 BRIGSTOCK ROAD, CR7 7JH

2 min walk

67%

Recommend GP

67%

Overall GP experience

18

GPs within 1km

5

Dentists within 1km

10

Care homes (1km)

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

28

Parks (1km)

11

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

1

Convenience

Nearest supermarketCostcutter · 763 m
5 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

556m

Post office

Nearby shops

Thornton Heath Food & Wine186 m
Sayedi Butchers313 m
A.K Food Store322 m
Thornton News349 m

Nearby cafes

The Studio Coffee Bar201 m
Din er's Delight Cafe350 m
Costa372 m
Ann's Coffee Shop492 m

Nearby restaurants

Express Restaurant184 m
Peri-Peri Chicken Bites202 m
Sugar & Spice352 m
Jam Rock362 m

Nearby pubs

The Railway Telegraph158 m
Pawsons Arms795 m
The Lion Inn856 m
Duke of Cambridge860 m

Nearby gyms

Thornton Heath Leisure Centre424 m
Stones Gym & Fitness Centre989 m

Nearby pharmacies

Superdrug306 m
Pharmacy507 m

Nearby health

Thornton Heath Health Centre539 m
Mersham Medical Centre756 m
Fertility Treatment986 m
Maternity Reception1.0 km
Food hygiene (5-star)49% of 113

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

ALTERBLOOM LTD
SALLYLEX LTD

Investment

Investment grade, yield and market outlook

49

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

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

37.6

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,661m
Crossrail 2 route7,526m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,118 nationally

1,493

Est. population

21,104/km²

60%

Employed

35%

Degree educated

£36,400

Median income

11.6%

Claimant rate

Inner cityVery high densityEstablished mixed

36

Community stability

Age profile

24%
21%
22%
22%
Under 1824%
18–3421%
35–4922%
50–6422%
65+11%

Tenure

18%
22%
40%
19%
Own outright18%
Own (mortgage)22%
Private rent40%
Social rent19%
Shared ownership1%
Rent free0%

Ethnicity

14%
21%
44%
White British12%
White Other14%
Asian21%
Black44%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine24%
No car household51%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent40%
Social rent19%

vs. London

Income vs London-13.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
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)
15
Largest scheme
49 homes · Chalet Court, 340, Chalet Court, 340, Bensham Lane, Thornton Heath, CR7 7EQ
Pipeline pressure
NONE

Named schemes (500m)

Chalet Court, 340, Chalet Court, 340, Bensham Lane, Thornton Heath, CR7 7EQ49 homes
completed
Cheriton House, 20, Cheriton House, 20, Chipstead Avenue, Thornton Heath, CR7 7DG27 homes
completed
LAND AT REAR OF, 8 & AT 10-10A, LAND AT REAR OF, 8 & AT 10-10A, NORBURY AVENUE, CR4 8AA22 homes
completed
132-134, 132-134, BRIGSTOCK ROAD, CR712 homes
completed
Beulah Road, Thornton Heath, CR7 8JE10 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 7RB

Full postcodeCR7 7RB
Postcode districtCR7
BoroughLondon Borough of Croydon
WardBensham Manor
Latitude51.398747
Longitude-0.102995
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