Bensham Manor · Croydon · Croydon West constituency · 51.39903, -0.10267

CR7 7RS— Bensham Manor, Croydon

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

The practical family move

 

Schools 78%Safety 77/100Transport 50/100~4% yield · indicativeOnly 3 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
50

The bottom line

CR7 7RS 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.

Check your dealbreakers

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

Location

CR7 7RS

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 7RS

🛡️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 7RS with:

Postcode Personality

🚇 Well-Connected🎓 Good Schools🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How CR7 7RS 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 17 schools within 1.5km

Above London average

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 7 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

98

Road safety score

2

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

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 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£4,496/m²
Price per ft²£418/ft²
Avg floor area70.3 m²

EPC breakdown

B
3%
C
14%
D
27%
E
9%
F
1%
G
1%

Based on 55 properties · Confidence: high

Street mix

Semi 11%Terraced 36%Detached 4%Flat 49%

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£175,750
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

1996–2026 · CAGR

+5.4%

Total change

+384%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.5%

per year

Acceleration

+50.67

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 67 sales

Property Type Mix

Total: 67 sales

Detached4.5%
Semi-detached11.9%
Terraced37.3%
Flat/maisonette46.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£74k+23.4%3.2
Post-dot-com plateau2001–2004£156k£130k-16.7%4.5
Pre-crash peak2005–2007£206k£188k-9%4.3
GFC & correction2008–2009£145k£141k-2.9%1.5
Help-to-Buy recovery2014–2016£142k£280k+97.2%2.7
Brexit uncertainty2017–2019£470k£202k-57.1%1.5
Pandemic surge2021–2021£297k£297k+0%1
Rate-rise correction2023–2023£502k£502k+0%1
Current market2024–2026£275k£290k+5.5%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.5% alpha

Weakest performer

Terraced

-0.7% alpha

Flat/maisonette+1.5% α
Local
6.7%
District
5.2%
Terraced-0.7% α
Local
11.5%
District
12.2%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

49out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing21
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
29 min walk
Therapia Lane Tram StopTram
30 min walk
No bus stops within 400m

30

Walkability score

36

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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park107m
Santander docks (800m)0
Nearest cycle dock3.8 km

Nearby car parks

🅿️
Iceland
107m
🅿️
Shoppers· yes
370m

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 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 — 5.4 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

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

28

Parks (1km)

11

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

1

Convenience

Nearest supermarketCostcutter · 724 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)

519m

Post office

Nearby shops

Thornton Heath Food & Wine178 m
Sayedi Butchers293 m
A.K Food Store301 m
Thornton News322 m

Nearby cafes

The Studio Coffee Bar186 m
Din er's Delight Cafe329 m
Costa348 m
Ann's Coffee Shop456 m

Nearby restaurants

Express Restaurant170 m
Peri-Peri Chicken Bites191 m
Sugar & Spice325 m
Jam Rock334 m

Nearby pubs

The Railway Telegraph158 m
Pawsons Arms809 m
Duke of Cambridge862 m
The Lion Inn881 m

Nearby gyms

Thornton Heath Leisure Centre399 m
Stones Gym & Fitness Centre957 m

Nearby pharmacies

Superdrug286 m
Pharmacy471 m

Nearby health

Thornton Heath Health Centre527 m
Mersham Medical Centre717 m
Fertility Treatment1.0 km
Gynaecology Department1.1 km
Food hygiene (5-star)48% of 112

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

BODYENRICH LTD
FUTURE TOOLS LTD
MULTICELL LTD
MURRY BUILDING SERVICES LTD
MURRY LTD

+8 more

Investment

Investment grade, yield and market outlook

50

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 months1

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

8/100

Velocity score

Future outlook

38.1

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,632m
Crossrail 2 route7,532m

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
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

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 7RS? 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 7RS.
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 7RS

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

No spam. Unsubscribe anytime.

Key facts for CR7 7RS

Full postcodeCR7 7RS
Postcode districtCR7
BoroughLondon Borough of Croydon
WardBensham Manor
Latitude51.399030
Longitude-0.102667
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