Thornton Heath · Croydon · Streatham and Croydon North constituency · 51.40432, -0.10140

CR7 8FT— Thornton Heath, Croydon

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

Urban convenience personified

 

Schools 57%Safety 78/100Transport 38/100Yield 3.83%

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
53
Safety
78
Schools
50
Transport
38
Environment
61
Investment
55

The bottom line

CR7 8FT offers low crime — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

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Toggle the things that matter to you — see how CR7 8FT scores on each.

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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?

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Location

CR7 8FT

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 8FT

🛡️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🔒 Very Safe

“Urban convenience personified”

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How CR7 8FT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

50

Education score

Fair for families
★ Top school within 1km
★

Primary

Beulah Junior School

Requires Improvement · Inspected Jun 2024 · 2 min walk

KS2: 102.5

—

Secondary

Harris Academy Beulah Hill

Not yet inspected · 14 min walk

P8: -0.11A8: 44.3

57% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 12 min walk

5 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

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.4km

Crime is +26% above London average

Property

Prices, sales volume and market trends

Avg floor area95.1 m²

EPC breakdown

A
8%
B
5%
C
1%

Based on 14 properties · Confidence: medium

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£237,750
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsAverage thermal transmittance 0.21 W/m²K
RoofAverage thermal transmittance 0.15 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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 StationWindrush · Southeastern
25 min walk
Crystal Palace Rail StationWindrush · Southern
32 min walk
Anerley Rail StationSouthern · Windrush
33 min walk
West Croydon Tram StopTram
35 min walk
No bus stops within 400m

40

Walkability score

12

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 park152m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Iceland
602m
🅿️
Shoppers· yes
752m

Connectivity

Broadband and mobile coverage

81%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed85 Mbps
Median download134 Mbps
Superfast coverage81%
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: 9.2 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): 1

Landslide susceptibility: Low

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

4 min walk

75%

Recommend GP

75%

Overall GP experience

16

GPs within 1km

1

Dentists within 1km

7

Care homes (1km)

Nearest hospitalNorbury Health Centre · 1.3 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

15

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

7

Convenience

No pubs within 400m — nearest: Welcome Inn (428 m)

Nearest supermarketCostcutter · 268 m
5 tennis courts2 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)

118m

Post office

Nearby shops

Shiv Newsagent49 m
Bazare Newroz104 m
Nananom Groceries111 m
Ruddy111 m

Nearby cafes

Fat Bellys Cafe140 m
Ann's Coffee Shop146 m
Niki's Cafe564 m
Costa650 m

Nearby restaurants

Golden House51 m
Frontline Jerk Hut120 m
Fish & Fry121 m
Cantinho do Goias 3132 m

Nearby pubs

Welcome Inn428 m
The Railway Telegraph699 m

Nearby gyms

Stones Gym & Fitness Centre369 m
Thornton Heath Leisure Centre655 m

Nearby pharmacies

Pharmacy133 m
Superdrug662 m

Nearby health

Mersham Medical Centre349 m
Thornton Heath Health Centre870 m
Food hygiene (5-star)48% of 111

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

MAKNOZ LTD
THE OUTSIDE LINK LTD

Investment

Investment grade, yield and market outlook

55

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
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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

13.7

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,451m
Crossrail 2 route7,335m

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)
11
Development activity
high
Residential apps (800m)
8
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)
16
Largest scheme
31 homes · 2-4, 2-4, Parchmore Road, Thornton Heath, CR7 8LV
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
114, 114, Parchmore Road, Thornton Heath, CR7 8LX18 homes
completed
49,51,51a and 53, 49,51,51a and 53, Norbury Road, Croydon, CR7 8JP10 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
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 8FT

Full postcodeCR7 8FT
Postcode districtCR7
BoroughLondon Borough of Croydon
WardThornton Heath
Latitude51.404324
Longitude-0.101399
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
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey