Thornton Heath · Croydon · Streatham and Croydon North constituency · 51.40378, -0.10586

CR7 8AE— Thornton Heath, Croydon

Location and area intelligence for CR7 8AE, Thornton Heath, Croydon

The practical family move

 

Schools 67%Safety 78/100Transport 37/100Yield 3.83%

Best for: Families

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

Liveability
51
Safety
78
Schools
100
Transport
37
Environment
61
Investment
54

The bottom line

CR7 8AE 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 8AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.9% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for CR7 8AE

🛡️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 8AE 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 · 3 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.7 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

+26% vs borough

Crime by type

Violence & sexual offences36%
Other22%
Anti-social behaviour13%
Vehicle crime12%
Drug offences7%
Burglary4%
Theft3%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.1km

Crime is +26% above London average

Property

Prices, sales volume and market trends

Avg floor area93.4 m²

EPC breakdown

B
1%
D
4%

Based on 5 properties · Confidence: low

Street mix

Semi 100%

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 yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£233,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 300 mm loft insulation
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

2002–2022 · CAGR

+5.3%

Total change

+180%

Market Activity

Price Velocity & Acceleration

Current Velocity

+56.7%

per year

Acceleration

+36.67

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£168k£168k+0%1
Pre-crash peak2005–2005£198k£198k+0%2
GFC & correction2008–2008£250k£250k+0%1
Help-to-Buy recovery2015–2015£300k£300k+0%1
Rate-rise correction2022–2022£470k£470k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Thornton HeathNational Rail
8 min walk
Norwood Junction Rail StationSoutheastern · Southern
28 min walk
Therapia Lane Tram StopTram
32 min walk
Ampere Way Tram StopTram
34 min walk
West Croydon Tram StopTram
35 min walk
No bus stops within 400m

28

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

3.4 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park412m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Iceland
634m

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 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: 9.2 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: 851 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 yield851.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PARCHMORE MEDICAL CENTRE

97 PARCHMORE ROAD, CR7 8LY

6 min walk

75%

Recommend GP

75%

Overall GP experience

18

GPs within 1km

5

Dentists within 1km

11

Care homes (1km)

Nearest hospitalNorbury Health Centre · 1.0 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Welcome Inn (409 m)

Nearest supermarketThe Co-operative Food · 556 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)

594m

Post office

Nearby shops

Shiv Newsagent275 m
Bazare Newroz325 m
Nananom Groceries347 m
Beulah Corner Express352 m

Nearby cafes

Ann's Coffee Shop339 m
Fat Bellys Cafe368 m
Niki's Cafe534 m
The Studio Coffee Bar711 m

Nearby restaurants

Golden House277 m
Fish & Fry336 m
Morley's370 m
Cantinho do Goias 3372 m

Nearby pubs

Welcome Inn409 m
The Railway Telegraph722 m

Nearby gyms

Stones Gym & Fitness Centre502 m
Thornton Heath Leisure Centre808 m

Nearby pharmacies

Pharmacy341 m
Superdrug764 m

Nearby health

Mersham Medical Centre660 m
Food hygiene (5-star)48% of 73

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

ARTMAX LTD
QAMAR FOODS LTD

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 score13/100
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

10.8

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,767m
Crossrail 2 route7,088m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,610 nationally

1,750

Est. population

18,882/km²

55%

Employed

30%

Degree educated

£37,000

Median income

9.4%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

40

Community stability

Age profile

26%
21%
21%
21%
Under 1826%
18–3421%
35–4921%
50–6421%
65+11%

Tenure

13%
24%
27%
34%
Own outright13%
Own (mortgage)24%
Private rent27%
Social rent34%
Shared ownership1%
Rent free1%

Ethnicity

20%
18%
36%
White British20%
White Other12%
Asian18%
Black37%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine24%
No car household45%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Social rent34%
Private rent27%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
5
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)
15
Largest scheme
27 homes · Cheriton House, 20, Cheriton House, 20, Chipstead Avenue, Thornton Heath, CR7 7DG
Pipeline pressure
NONE

Named schemes (500m)

FORMER LAUNDRY PREMISES, 115 & 101-107, FORMER LAUNDRY PREMISES, 115 & 101-107, BENSHAM GROVE, CR424 homes
completed
LAND AT REAR OF, 8 & AT 10-10A, LAND AT REAR OF, 8 & AT 10-10A, NORBURY AVENUE, CR4 8AA22 homes
completed
R/O 244-258, R/O 244-258, Parchmore Road, Thornton Heath, CR7 8HH9 homes
completed
123-127, 123-127, Parchmore Road, CR7 8LZ9 homes
completed
R/O188-200, R/O188-200, Parchmore Road, Thornton Heath, CR7 8HA9 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
13.3%
Ward turnout
36%
Election year
2026
MP
Steve Reed (Labour (Co-op))
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Jose Piedade FernandesLabour and Co-operative Party
Vicky Ekua NewtonLabour and Co-operative Party
Ben TaylorLabour and Co-operative Party

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Key facts for CR7 8AE

Full postcodeCR7 8AE
Postcode districtCR7
BoroughLondon Borough of Croydon
WardThornton Heath
Latitude51.403785
Longitude-0.105864
Parliamentary constituencyStreatham and Croydon North
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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TfL
Transport
for London
NHS
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