Bensham Manor · Croydon · Croydon West constituency · 51.40070, -0.10511

CR7 7RH— Bensham Manor, Croydon

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

The practical family move

 

Schools 67%Safety 77/100Transport 46/100Yield 3.83%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
53
Safety
77
Schools
100
Transport
46
Environment
60
Investment
63

The bottom line

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

The catch: 48 min to victoria — above average for this zone.

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Location

CR7 7RH

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 7RH

🛡️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🎓 School Smart🔒 Very Safe

“The practical family move”

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How CR7 7RH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St James the Great RC Primary and Nursery School

Outstanding · Inspected Nov 2023 · 8 min walk

KS2: 108.9

—

Secondary

Norbury High School for Girls

Not yet inspected · 17 min walk

P8: +0.28A8: 51.2

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 · 10 min walk

7 primaries · 0 secondaries · 0 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

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.3km

Crime is +32% above London average

Property

Prices, sales volume and market trends

Avg floor area109.8 m²

EPC breakdown

C
2%
D
8%
E
3%

Based on 13 properties · Confidence: medium

Street mix

Semi 25%Terraced 75%

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£274,500
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)
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

1996–2021 · CAGR

+7.2%

Total change

+475%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.7%

per year

Acceleration

-26.14

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £450k–£500k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached25%
Terraced75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£80k£112k+40%1
Post-dot-com plateau2002–2003£210k£330k+57.1%1
Pre-crash peak2007–2007£299k£299k+0%1
Help-to-Buy recovery2016–2016£550k£550k+0%1
Pandemic surge2020–2021£580k£460k-20.7%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Thornton HeathNational Rail
5 min walk
Norwood Junction Rail StationWindrush · Southeastern
27 min walk
Therapia Lane Tram StopTram
29 min walk
Ampere Way Tram StopTram
30 min walk
West Croydon Tram StopTram
30 min walk
No bus stops within 400m

25

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

3.6 km

Nearest cycle dock

Central London commute times

London Bridge54 min ↑
Victoria ★48 min
Waterloo57 min ↑
Canary Wharf70 min ↑
City62 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park208m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Iceland
340m
🅿️
Shoppers· yes
602m

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: 9.6 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 10%
Above average green space

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

COMMUNITAS CLINICS INTERMEDIATE ENT

83 BRIGSTOCK ROAD, CR7 7JH

5 min walk

67%

Recommend GP

67%

Overall GP experience

18

GPs within 1km

5

Dentists within 1km

11

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

7

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway Telegraph (410 m)

Nearest supermarketThe Co-operative Food · 901 m
5 tennis courts2 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)

451m

Post office

Nearby shops

Richmond Food & Wine325 m
Continental Mini Market363 m
Bazare Newroz404 m
Stanly News & Booze407 m

Nearby cafes

Ann's Coffee Shop378 m
Fat Bellys Cafe413 m
The Studio Coffee Bar425 m
Din er's Delight Cafe543 m

Nearby restaurants

Fish & Fry398 m
Express Restaurant412 m
Morley's418 m
Cantinho do Goias 3423 m

Nearby pubs

The Railway Telegraph410 m
Welcome Inn748 m
The Lion Inn1.1 km

Nearby gyms

Thornton Heath Leisure Centre595 m
Stones Gym & Fitness Centre799 m

Nearby pharmacies

Pharmacy391 m
Superdrug508 m

Nearby health

Mersham Medical Centre718 m
Thornton Heath Health Centre759 m
Fertility Treatment1.1 km
Food hygiene (5-star)51% of 97

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

63

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
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

15.4

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,764m
Crossrail 2 route7,295m

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)
5
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)
13
Largest scheme
49 homes · Chalet Court, 340, Chalet Court, 340, Bensham Lane, Thornton Heath, CR7 7EQ
Pipeline pressure
NONE

Named schemes (500m)

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
36, 36, Beulah Road, Thornton Heath, CR7 8JE9 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 7RH

Full postcodeCR7 7RH
Postcode districtCR7
BoroughLondon Borough of Croydon
WardBensham Manor
Latitude51.400697
Longitude-0.105114
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
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