Bensham Manor · Croydon · Croydon West constituency · 51.40148, -0.10593

CR7 7RX— Bensham Manor, Croydon

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

The practical family move

 

Schools 67%Safety 77/100Transport 44/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
53
Safety
77
Schools
100
Transport
44
Environment
59
Investment
54

The bottom line

CR7 7RX 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.

Less suited to Car-free commuters.

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Location

CR7 7RX

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 7RX

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How CR7 7RX 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 · 7 min walk

KS2: 108.9

—

Secondary

Norbury High School for Girls

Not yet inspected · 16 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 · 12 min walk

8 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

90

Road safety score

6

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.2km

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£3,794/m²
Price per ft²£352/ft²
Avg floor area69.2 m²

EPC breakdown

C
12%
D
24%
E
6%
F
2%

Based on 44 properties · Confidence: high

Street mix

Semi 6%Terraced 22%Flat 71%Other 2%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield847 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£173,000
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

1996–2025 · CAGR

+3.7%

Total change

+190%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.9%

per year

Acceleration

-21.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 59 sales

Property Type Mix

Total: 59 sales

Semi-detached5.1%
Terraced23.7%
Flat/maisonette71.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£86k£105k+21.7%2.8
Post-dot-com plateau2001–2004£72k£152k+111.1%5
Pre-crash peak2005–2007£135k£168k+24.9%3.3
GFC & correction2008–2012£182k£175k-3.9%1.5
Help-to-Buy recovery2014–2016£435k£277k-36.4%1.7
Brexit uncertainty2018–2018£261k£261k+0%4
Pandemic surge2020–2021£240k£223k-7.1%1.5
Rate-rise correction2023–2023£320k£320k+0%1
Current market2024–2025£320k£250k-21.9%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+2% alpha

Weakest performer

Flat/maisonette

-0.7% alpha

Terraced+2% α
Local
14.2%
District
12.2%
Flat/maisonette-0.7% α
Local
4.9%
District
5.6%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
6 min walk
Norwood Junction Rail StationWindrush · Southeastern
27 min walk
Therapia Lane Tram StopTram
30 min walk
Ampere Way Tram StopTram
31 min walk
West Croydon Tram StopTram
32 min walk
No bus stops within 400m

27

Walkability score

41

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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park271m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Iceland
439m
🅿️
Shoppers· yes
697m

Connectivity

Broadband and mobile coverage

90%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed450 Mbps
Median download433 Mbps
Superfast coverage90%
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: 9.5 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 5.8 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

6 min walk

67%

Recommend GP

67%

Overall GP experience

18

GPs within 1km

5

Dentists within 1km

11

Care homes (1km)

Nearest hospitalNorbury Health Centre · 1.1 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

9

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway Telegraph (513 m)

Nearest supermarketThe Co-operative Food · 812 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)

445m

Post office

Nearby shops

Richmond Food & Wine256 m
Continental Mini Market370 m
Bazare Newroz390 m
Shiv Newsagent397 m

Nearby cafes

Ann's Coffee Shop374 m
Fat Bellys Cafe410 m
The Studio Coffee Bar523 m
Din er's Delight Cafe632 m

Nearby restaurants

Fish & Fry388 m
Golden House396 m
Morley's415 m
Cantinho do Goias 3420 m

Nearby pubs

The Railway Telegraph513 m
Welcome Inn664 m

Nearby gyms

Thornton Heath Leisure Centre678 m
Stones Gym & Fitness Centre734 m

Nearby pharmacies

Pharmacy385 m
Superdrug600 m

Nearby health

Mersham Medical Centre726 m
Food hygiene (5-star)54% of 98

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

B HOUSE CONSTRUCTION LIMITED
CANDID CARE (UK) INTERNATIONAL
DESIRES BUILD CLEANING LTD
REY P S LTD
RU-RO DESIGN LTD

+1 more

Investment

Investment grade, yield and market outlook

54

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

28.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,806m
Crossrail 2 route7,204m

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)
1
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
5, 5, Norbury Avenue, Thornton Heath, CR7 8AH8 homes
completed
146 & 148, 146 & 148, Melfort Road, Thornton Heath, CR7 7RP8 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 7RX

Full postcodeCR7 7RX
Postcode districtCR7
BoroughLondon Borough of Croydon
WardBensham Manor
Latitude51.401483
Longitude-0.105930
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