Bensham Manor · Croydon · Croydon West constituency · 51.39919, -0.10232

CR7 7RL— Bensham Manor, Croydon

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

The practical family move

 

Schools 78%Safety 77/100Transport 50/100Yield 13.04%

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
53
Safety
77
Schools
47
Transport
50
Environment
59
Investment
65

The bottom line

CR7 7RL offers low crime and fast broadband at £115,000 median — 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 7RL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-77.9% vs London avg
vs London income-13.3% vs London avg
vs London crime+32.0% vs London avg

Deep-dive guides for CR7 7RL

🛡️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💰 Value Find

“The practical family move”

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How CR7 7RL 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 · 7 min walk

—

Secondary

Harris Academy Beulah Hill

Not yet inspected · 21 min walk

P8: -0.11A8: 44.3

78% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Above London average

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 7 min walk

9 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)

5

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.6km

Crime is +32% 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.

£115,000

Median sale price

Bottom 25% — 78% below London median

£115,000 is 78% below the London median (£520,000)

+21.7%

This year

Flat

Dominant type

Price history

5-year change
-76.2%
Sales (24 months)5
New build0.0%
Avg flat£115,000
Price per m²£1,478/m²
Price per ft²£137/ft²
Avg floor area77.6 m²

EPC breakdown

C
16%
D
15%
E
10%
F
1%

Based on 42 properties · Confidence: high

Street mix

Semi 20%Terraced 33%Flat 48%

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£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£3,450

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

3.2×

Price-to-income

£575/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£194,000
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

2000–2025 · CAGR

+3.4%

Total change

+131%

Market Activity

Price Velocity & Acceleration

Current Velocity

+160.9%

per year

Acceleration

+214.22

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £100k–£125k · 39 sales

Property Type Mix

Total: 39 sales

Semi-detached20.5%
Terraced33.3%
Flat/maisonette46.2%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£130k£130k+0%1
Post-dot-com plateau2001–2004£93k£215k+131.2%1.8
Pre-crash peak2005–2007£137k£275k+100.7%1.7
GFC & correction2009–2010£250k£400k+60%1
Help-to-Buy recovery2013–2016£165k£253k+53.2%1.8
Brexit uncertainty2017–2019£242k£273k+12.9%2
Pandemic surge2020–2021£296k£483k+63.1%1.5
Rate-rise correction2022–2023£308k£247k-20%2.5
Current market2024–2025£115k£300k+160.9%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-1.8% alpha

Weakest performer

Flat/maisonette

-9.8% alpha

Terraced-1.8% α
Local
2.4%
District
4.2%
Flat/maisonette-9.8% α
Local
-9.4%
District
0.4%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

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
29 min walk
Therapia Lane Tram StopTram
30 min walk
No bus stops within 400m

31

Walkability score

39

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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park88m
Santander docks (800m)0
Nearest cycle dock3.8 km

Nearby car parks

🅿️
Iceland
88m
🅿️
Shoppers· yes
353m

Connectivity

Broadband and mobile coverage

96%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed479 Mbps
Median download443 Mbps
Superfast coverage96%
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 AONB9% green spaceTree canopy: 10%
Below average green space

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

COMMUNITAS CLINICS INTERMEDIATE ENT

83 BRIGSTOCK ROAD, CR7 7JH

3 min walk

67%

Recommend GP

67%

Overall GP experience

17

GPs within 1km

5

Dentists within 1km

11

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

11

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

1

Convenience

Nearest supermarketCostcutter · 696 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)

495m

Post office

Nearby shops

Thornton Heath Food & Wine168 m
Sayedi Butchers272 m
A.K Food Store279 m
Thornton News297 m

Nearby cafes

The Studio Coffee Bar171 m
Din er's Delight Cafe307 m
Costa325 m
Ann's Coffee Shop433 m

Nearby restaurants

Express Restaurant156 m
Peri-Peri Chicken Bites179 m
Sugar & Spice300 m
Jam Rock308 m

Nearby pubs

The Railway Telegraph156 m
Pawsons Arms811 m
Duke of Cambridge856 m
The Lion Inn895 m

Nearby gyms

Thornton Heath Leisure Centre375 m
Stones Gym & Fitness Centre937 m

Nearby pharmacies

Superdrug266 m
Pharmacy448 m

Nearby health

Thornton Heath Health Centre510 m
Mersham Medical Centre687 m
Food hygiene (5-star)47% of 116

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

AVALON CONSTRUCTION (LONDON) LTD.
CHANGE HAPPENS IN A MOMENT LTD
GENERATION SUPPORT SERVICE LTD
NIROSA CLEANING SERVICES LTD
SEA-7 SERVICES LTD.

+1 more

Investment

Investment grade, yield and market outlook

65

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
13.0% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score5/100
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

34.9

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,604m
Crossrail 2 route7,545m

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%
Price vs London-77.9%

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)

2-4, 2-4, Parchmore Road, Thornton Heath, CR7 8LV31 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£115,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for CR7 7RL

Full postcodeCR7 7RL
Postcode districtCR7
BoroughLondon Borough of Croydon
WardBensham Manor
Latitude51.399195
Longitude-0.102316
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