Bensham Manor · Croydon · Croydon West constituency · 51.40303, -0.10812

CR7 7RU— Bensham Manor, Croydon

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

Strong, well-rated schools nearby

 

Schools 67%Safety 83/100Transport 32/100Yield 3.83%

Best for: Families, Owner-occupiers

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

Liveability
54
Safety
83
Schools
100
Transport
32
Environment
61
Investment
50

The bottom line

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

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

Less suited to Car-free commuters.

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Location

CR7 7RU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.2% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for CR7 7RU

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How CR7 7RU 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 · 5 min walk

KS2: 108.9

—

Secondary

Norbury High School for Girls

Not yet inspected · 13 min walk

P8: +0.28A8: 51.2

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.5 incidents per 1,000 residents

Better than 61% of London
→ Stable

-21% vs borough

Crime by type

Anti-social behaviour26%
Other24%
Violence & sexual offences24%
Vehicle crime13%
Burglary7%
Drug offences2%
Robbery2%
Theft0%

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.0km

Crime is 21% below London average

Property

Prices, sales volume and market trends

Avg floor area77.5 m²

EPC breakdown

C
19%
D
25%
E
10%
F
1%

Based on 55 properties · Confidence: high

Street mix

Semi 12%Terraced 41%Detached 2%Flat 46%

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£193,750
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 DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6.1%

Total change

+430%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.6%

per year

Acceleration

-72.24

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 61 sales

Property Type Mix

Total: 61 sales

Detached1.6%
Semi-detached13.1%
Terraced44.3%
Flat/maisonette41%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£143k+131.6%2.3
Post-dot-com plateau2001–2004£95k£250k+163.2%1.8
Pre-crash peak2005–2006£173k£155k-10.4%6
GFC & correction2008–2012£283k£260k-8.2%2.2
Help-to-Buy recovery2013–2016£265k£283k+6.6%3
Brexit uncertainty2017–2019£280k£263k-6.2%1
Pandemic surge2020–2021£211k£300k+42.2%1
Rate-rise correction2022–2023£440k£328k-25.6%1

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Weakest performer

Semi-detached

-0.9% alpha

Flat/maisonette+1% α
Local
5.4%
District
4.4%
Terraced+0.1% α
Local
8.1%
District
8%
Semi-detached-0.9% α
Local
12.5%
District
13.4%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

59out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing2
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Thornton Heath→ Victoria· 7 tph
25 min

Nearby stations

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

25

Walkability score

39

Footpaths (500m)

0

Santander docks (800m)

3.5 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park479m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
Iceland
668m

Connectivity

Broadband and mobile coverage

98%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed492 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 waterLOW
Low
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: 9.3 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 6.0 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

9 min walk

67%

Recommend GP

67%

Overall GP experience

17

GPs within 1km

5

Dentists within 1km

11

Care homes (1km)

Nearest hospitalNorbury Health Centre · 879 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Welcome Inn (534 m)

Nearest supermarketThe Co-operative Food · 658 m
5 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)

690m

Post office

Nearby shops

Richmond Food & Wine200 m
K Corner Off-Licence418 m
Shiv Newsagent445 m
Bazare Newroz481 m

Nearby cafes

Ann's Coffee Shop486 m
Fat Bellys Cafe519 m
Niki's Cafe639 m
The Studio Coffee Bar751 m

Nearby restaurants

Golden House446 m
Fish & Fry488 m
Morley's522 m
Cantinho do Goias 3524 m

Nearby pubs

Welcome Inn534 m
The Railway Telegraph743 m

Nearby gyms

Stones Gym & Fitness Centre663 m
Norbury Park Lawn Tennis Club682 m
Nuffield Health Fitness & Wellbeing775 m

Nearby pharmacies

Pharmacy491 m
Cranston Pharmacy762 m
Superdrug823 m
Food hygiene (5-star)58% of 43

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

110 DEACONSFIELD RD LTD
15 GREYHOUND LANE RTM COMPANY LIMITED
19 BODMIN ROAD LTD
213 MELFORT RD CR7 RTM COMPANY LIMITED
923A BRIGHTON ROAD LTD

+11 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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

23.7

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,933m
Crossrail 2 route6,988m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,027 nationally

1,591

Est. population

13,777/km²

59%

Employed

37%

Degree educated

£39,800

Median income

6.6%

Claimant rate

SuburbanHigh densityEstablished mixed

50

Community stability

Age profile

25%
21%
20%
20%
13%
Under 1825%
18–3421%
35–4920%
50–6420%
65+13%

Tenure

28%
40%
26%
Own outright28%
Own (mortgage)40%
Private rent26%
Social rent6%
Shared ownership0%

Ethnicity

16%
25%
31%
White British16%
White Other12%
Asian25%
Black31%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine19%
No car household26%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent26%
Social rent6%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
3
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)
7
Largest scheme
31 homes · 9, 9, NUTFIELD ROAD, CR4 7DP
Pipeline pressure
NONE

Named schemes (500m)

146 & 148, 146 & 148, Melfort Road, Thornton Heath, CR7 7RP8 homes
completed
206, Norbury Crescent, Norbury, Norbury, SW16 4JY5 homes
completed
167, 167, Melfort Road, Thornton Heath, CR7 7RU4 homes
completed
218, 218, Melfort Road, Thornton Heath, CR7 7RQ4 homes
completed
153, 153, Langdale Road, Thornton Heath, CR7 7PX4 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 7RU

Full postcodeCR7 7RU
Postcode districtCR7
BoroughLondon Borough of Croydon
WardBensham Manor
Latitude51.403030
Longitude-0.108123
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