Thornton Heath · Croydon · Streatham and Croydon North constituency · 51.40395, -0.09993

CR7 8JF— Thornton Heath, Croydon

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

The practical family move

 

Schools 67%Safety 78/100Transport 39/100Yield 6.52%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
53
Safety
78
Schools
56
Transport
39
Environment
57
Investment
60

The bottom line

CR7 8JF offers low crime and fast broadband at £230,000 median — 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 8JF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-55.8% vs London avg
vs London income-11.9% vs London avg
vs London crime+23.0% vs London avg

Deep-dive guides for CR7 8JF

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

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“The practical family move”

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How CR7 8JF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
★

Primary

Beulah Junior School

Requires Improvement · Inspected Jun 2024 · 1 min walk

KS2: 102.5

—

Secondary

Harris Academy Beulah Hill

Not yet inspected · 14 min walk

P8: -0.11A8: 44.3

67% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

80.0 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+23% vs borough

Crime by type

Violence & sexual offences27%
Other24%
Anti-social behaviour20%
Vehicle crime13%
Drug offences8%
Robbery4%
Theft1%
Burglary1%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.5km

Crime is +23% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£230,000

Median sale price

Bottom 25% — 56% below London median

£230,000 is 56% below the London median (£520,000)

-25.8%

This year

Flat

Dominant type

Price history

5-year change
-5.0%
Sales (24 months)5
New build0.0%
Avg flat£230,000
Price per m²£4,085/m²
Price per ft²£380/ft²
Avg floor area56.3 m²

EPC breakdown

B
6%
C
23%
D
34%
E
25%
F
4%
G
1%

Based on 93 properties · Confidence: high

Street mix

Semi 1%Terraced 18%Detached 1%Flat 68%Other 12%

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
£6,900

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

6.2×

Price-to-income

£1,151/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£140,750
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 CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.3%

Total change

+254%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.2%

per year

Acceleration

-13.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 82 sales

Property Type Mix

Total: 82 sales

Detached1.2%
Semi-detached1.2%
Terraced18.3%
Flat/maisonette79.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£77k+17.7%3.4
Post-dot-com plateau2001–2004£71k£180k+154.6%5.5
Pre-crash peak2005–2007£137k£168k+22.6%3
GFC & correction2008–2012£215k£150k-30.2%3
Help-to-Buy recovery2014–2016£198k£243k+22.3%2
Brexit uncertainty2017–2019£240k£255k+6%2.3
Pandemic surge2020–2020£191k£191k+0%2
Rate-rise correction2022–2023£239k£248k+3.6%2.5
Current market2024–2025£256k£230k-10.2%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Weakest performer

Flat/maisonette

-1.2% alpha

Terraced-0.3% α
Local
8.2%
District
8.5%
Flat/maisonette-1.2% α
Local
4.4%
District
5.6%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

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
7 min walk
Norwood Junction Rail StationSoutheastern · Southern
24 min walk
Crystal Palace Rail StationWindrush · Southern
31 min walk
Anerley Rail StationSouthern · Windrush
32 min walk
Harrington Road Tram StopTram
35 min walk
No bus stops within 400m

41

Walkability score

10

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 park140m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Iceland
566m
🅿️
Shoppers· yes
682m

Connectivity

Broadband and mobile coverage

100%

Full fibre

82%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed427 Mbps
Median download417 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 waterMEDIUM
Medium
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 AONB2% green spaceTree canopy: 10%
Less green space than 88% of London

Nearest SSSI: Croham Hurst SSSI — 5.9 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

3 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 · 1.4 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

25

Parks (1km)

14

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

9

Convenience

No pubs within 400m — nearest: Welcome Inn (525 m)

Nearest supermarketCostcutter · 183 m
4 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)

62m

Post office

Nearby shops

Ruddy18 m
Beulah Corner Express92 m
Nananom Groceries94 m
Stanly News & Booze109 m

Nearby cafes

Fat Bellys Cafe102 m
Ann's Coffee Shop133 m
Costa576 m
Din er's Delight Cafe594 m

Nearby restaurants

Frontline Jerk Hut69 m
Cantinho do Goias 391 m
Morley's97 m
Fish & Fry113 m

Nearby pubs

Welcome Inn525 m
The Railway Telegraph661 m

Nearby gyms

Stones Gym & Fitness Centre434 m
Thornton Heath Leisure Centre574 m

Nearby pharmacies

Pharmacy120 m
Superdrug598 m

Nearby health

Mersham Medical Centre247 m
Thornton Heath Health Centre789 m
Food hygiene (5-star)49% of 121

Business

Local businesses registered here

Active businesses
27
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
19
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

104 BEULAH ROAD (CR7) RTM COMPANY LIMITED
110 BEULAH ROAD RTM COMPANY LIMITED
128 BEULAH LIMITED
ANTONEL AND SONS LTD
ASTER PROPERTY INVESTMENT LTD

+15 more

Investment

Investment grade, yield and market outlook

60

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
6.5% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score15/100
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

34.9

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,355m
Crossrail 2 route7,444m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,819 nationally

2,062

Est. population

15,531/km²

64%

Employed

35%

Degree educated

£37,000

Median income

7.9%

Claimant rate

Inner cityVery high densityRenters

34

Community stability

Age profile

27%
21%
26%
18%
Under 1827%
18–3421%
35–4926%
50–6418%
65+8%

Tenure

17%
20%
43%
19%
Own outright17%
Own (mortgage)20%
Private rent43%
Social rent19%
Shared ownership0%
Rent free1%

Ethnicity

16%
19%
37%
White British16%
White Other19%
Asian11%
Black37%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine27%
No car household52%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Private rent43%
Social rent19%

vs. London

Income vs London-11.9%
Price vs London-55.8%

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)
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)
17
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£230,000)

£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 8JF

Full postcodeCR7 8JF
Postcode districtCR7
BoroughLondon Borough of Croydon
WardThornton Heath
Latitude51.403949
Longitude-0.099933
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