Thornton Heath · Croydon · Streatham and Croydon North constituency · 51.40938, -0.09603

CR7 8HT— Thornton Heath, Croydon

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

London's quiet achiever

 

Schools 60%Safety 79/100Transport 24/100Yield 6.70%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
48
Safety
79
Schools
36
Transport
24
Environment
63
Investment
52

The bottom line

CR7 8HT offers low crime and fast broadband at £223,750 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 50 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

CR7 8HT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-57.0% vs London avg
vs London income-11.9% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for CR7 8HT

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

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“London's quiet achiever”

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How CR7 8HT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

36

Education score

Fair for families
★ Top school within 1km
—

Primary

David Livingstone Academy

Not yet inspected · 2 min walk

KS2: 105.0

—

Secondary

Harris Academy Beulah Hill

Not yet inspected · 6 min walk

P8: -0.11A8: 44.3

60% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.6 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

+18% vs borough

Crime by type

Violence & sexual offences30%
Other24%
Anti-social behaviour20%
Vehicle crime10%
Drug offences10%
Burglary4%
Theft1%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 2.0km

Crime is +18% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£223,750

Median sale price

Bottom 25% — 57% below London median

£223,750 is 57% below the London median (£520,000)

-7.5%

This year

Flat

Dominant type

Price history

5-year change
-15.6%
Sales (24 months)6
New build0.0%
Avg terraced£295,000
Avg flat£206,250
Price per m²£3,761/m²
Price per ft²£349/ft²
Avg floor area59.2 m²

EPC breakdown

C
10%
D
15%
F
1%

Based on 26 properties · Confidence: medium

Street mix

Semi 7%Terraced 16%Flat 75%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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£6,712

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

6.0×

Price-to-income

£1,119/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£148,000
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 DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.3%

Total change

+253%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.2%

per year

Acceleration

-29.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 46 sales

Property Type Mix

Total: 46 sales

Semi-detached8.7%
Terraced19.6%
Flat/maisonette71.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£70k+25%1.7
Post-dot-com plateau2001–2004£108k£170k+57.8%1.8
Pre-crash peak2005–2007£133k£179k+34.6%1.7
GFC & correction2008–2012£208k£170k-18.3%2
Help-to-Buy recovery2014–2016£283k£260k-8.1%2
Brexit uncertainty2017–2019£269k£279k+3.6%1.5
Pandemic surge2020–2021£302k£265k-12.3%2
Rate-rise correction2022–2022£264k£264k+0%1
Current market2024–2025£271k£198k-27.2%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.5% alpha

Flat/maisonette-1.5% α
Local
4.1%
District
5.6%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
15 min walk
Crystal Palace Rail StationWindrush · Southern
24 min walk
Norwood Junction Rail StationWindrush · Southeastern
25 min walk
Anerley Rail StationSouthern · Windrush
27 min walk
Penge West Rail StationWindrush · Southern
33 min walk
No bus stops within 400m

20

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

3.1 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★50 min
Waterloo60 min ↑
Canary Wharf68 min ↑
City64 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park511m
Santander docks (800m)0
Nearest cycle dock3.1 km

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 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: 8.7 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 10%
More green space than 76% of London

Nearest SSSI: Croham Hurst SSSI — 6.5 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

MERSHAM MEDICAL CENTRE

30 NORBURY ROAD, CR7 8JN

7 min walk

91%

Recommend GP

91%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.7 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Welcome Inn (663 m)

Nearest supermarketCostcutter · 530 m
2 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)

724m

Post office

Nearby shops

New Way Food & Wine203 m
P.L. Gauntlett217 m
Vicky Corner Shop233 m
Spa Off Licence259 m

Nearby cafes

Chave do Douro623 m
Cafe De Niro629 m
Niki's Cafe685 m
Fat Bellys Cafe764 m

Nearby restaurants

New Silver Sea208 m
The Beulah Spa528 m
Fryer Brothers630 m
The Village669 m

Nearby pubs

Welcome Inn663 m

Nearby gyms

Stones Gym & Fitness Centre463 m
Thornton Heath Leisure Centre1.1 km

Nearby pharmacies

Day Lewis Pharmacy622 m
Pharmacy778 m

Nearby health

Mersham Medical Centre584 m
Food hygiene (5-star)47% of 36

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ASIEDUA PROPERTY GROUP LTD
WITS & HANNAH LTD

Investment

Investment grade, yield and market outlook

52

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
6.7% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score9/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

31.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,046m
Crossrail 2 route7,402m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,685 nationally

1,762

Est. population

15,669/km²

60%

Employed

38%

Degree educated

£37,000

Median income

8.5%

Claimant rate

SuburbanVery high densityEstablished mixed

49

Community stability

Age profile

26%
20%
20%
24%
Under 1826%
18–3420%
35–4920%
50–6424%
65+10%

Tenure

23%
39%
24%
Own outright23%
Own (mortgage)39%
Private rent24%
Social rent12%
Shared ownership2%

Ethnicity

23%
45%
White British23%
White Other10%
Asian11%
Black45%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine22%
No car household33%
Unemployed9%
No qualifications16%

Housing tenure (Census 2021)

Private rent24%
Social rent12%

vs. London

Income vs London-11.9%
Price vs London-57.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
7
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)
23
Largest scheme
33 homes · 49-51, 49-51, Beulah Hill, Upper Norwood, London, SE19 3DS
Pipeline pressure
NONE

Named schemes (500m)

Land Adjacent to St. Cyprians School, Land Adjacent to St. Cyprians School, Ingram Road, CR77 homes
completed
14, 14, Beulah Crescent, Thornton Heath, CR7 8JL6 homes
completed
Land adjacent to St Cyprians school, Land adjacent to St Cyprians school, Springfield Road, CR7 8DZ6 homes
completed
Land R/O 19 Burlington Road Thornton Heath CR7 8PG6 homes
completed
21, 21, Beulah Crescent, Thornton Heath, CR7 8JL4 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£223,750)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for CR7 8HT

Full postcodeCR7 8HT
Postcode districtCR7
BoroughLondon Borough of Croydon
WardThornton Heath
Latitude51.409380
Longitude-0.096027
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