Thornton Heath · Croydon · Streatham and Croydon North constituency · 51.40162, -0.09610

CR7 8LR— Thornton Heath, Croydon

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

The practical family move

 

Schools 71%Safety 79/100Transport 39/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
56
Safety
79
Schools
43
Transport
39
Environment
62
Investment
44

The bottom line

CR7 8LR offers low crime and fast broadband — 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 8LR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.7% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for CR7 8LR

🛡️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🎓 Good Schools🔒 Very Safe

“The practical family move”

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How CR7 8LR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

43

Education score

Fair for families
★ Top school within 1km
—

Primary

Beulah Infants' School

Not yet inspected · 4 min walk

—

Secondary

Harris Academy Beulah Hill

Not yet inspected · 17 min walk

P8: -0.11A8: 44.3

71% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Below London average

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 7 min walk

7 primaries · 0 secondaries · 1 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 offences35%
Other28%
Anti-social behaviour17%
Vehicle crime9%
Drug offences6%
Burglary2%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.9km

Crime is +18% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,842/m²
Price per ft²£450/ft²
Avg floor area92.1 m²

EPC breakdown

C
2%
D
12%

Based on 14 properties · Confidence: medium

Street mix

Semi 18%Terraced 82%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£230,250
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, no insulation (assumed)
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

1996–2025 · CAGR

+6.4%

Total change

+513%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.4%

per year

Acceleration

-88.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached17.6%
Terraced82.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£72k£105k+44.9%2
Post-dot-com plateau2001–2004£135k£201k+48.5%1.5
Pre-crash peak2007–2007£250k£250k+0%3
Brexit uncertainty2018–2018£366k£366k+0%2
Pandemic surge2021–2021£595k£595k+0%1
Current market2025–2025£444k£444k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6%
District
6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

84out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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
5 min walk
Norwood Junction Rail StationSoutheastern · Southern
19 min walk
Anerley Rail StationSouthern · Windrush
30 min walk
Crystal Palace Rail StationWindrush · Southern
31 min walk
Harrington Road Tram StopTram
31 min walk
No bus stops within 400m

39

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

3.6 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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park417m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Shoppers· yes
417m
🅿️
Iceland
462m

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: 9.6 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 5.6 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

4 min walk

91%

Recommend GP

91%

Overall GP experience

16

GPs within 1km

1

Dentists within 1km

9

Care homes (1km)

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

22

Parks (1km)

11

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

4

Convenience

Nearest supermarketCostcutter · 360 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

362m

Post office

Nearby shops

Day 1 Off Licence189 m
Express Food & Wine271 m
Thornton News297 m
A.K Food Store357 m

Nearby cafes

Costa314 m
Din er's Delight Cafe344 m
Fat Bellys Cafe361 m
Ann's Coffee Shop383 m

Nearby restaurants

Best Choices264 m
Jam Rock280 m
Sugar & Spice292 m
Blue and Orange Café Bar334 m

Nearby pubs

The Railway Telegraph525 m
Duke of Cambridge868 m
Welcome Inn896 m
Pawsons Arms968 m

Nearby gyms

Thornton Heath Leisure Centre282 m
Stones Gym & Fitness Centre785 m

Nearby pharmacies

Superdrug375 m
Pharmacy385 m

Nearby health

Mersham Medical Centre281 m
Thornton Heath Health Centre470 m
Food hygiene (5-star)45% of 148

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

GRVTI RECRUITMENT LIMITED
MMREMOVAL&SERVICES LTD
THA-ONE ADVERTISING AND MANAGEMENT LIMITED
Z&G DELIVERY LTD

Investment

Investment grade, yield and market outlook

44

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

42.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,129m
Crossrail 2 route7,801m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,459 nationally

1,632

Est. population

14,096/km²

60%

Employed

40%

Degree educated

£39,200

Median income

10.3%

Claimant rate

Inner cityHigh densityEstablished mixed

49

Community stability

Age profile

22%
22%
21%
23%
Under 1822%
18–3422%
35–4921%
50–6423%
65+13%

Tenure

29%
34%
25%
Own outright30%
Own (mortgage)34%
Private rent25%
Social rent11%
Shared ownership0%
Rent free0%

Ethnicity

18%
13%
42%
White British18%
White Other12%
Asian13%
Black42%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine19%
No car household37%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Private rent25%
Social rent11%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
7
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)
22
Largest scheme
45 homes · FORMER SELHURST RESERVOIR, FORMER SELHURST RESERVOIR, GRANGE ROAD, CR4
Pipeline pressure
NONE

Named schemes (500m)

FORMER SELHURST RESERVOIR, FORMER SELHURST RESERVOIR, GRANGE ROAD, CR445 homes
completed
2-4, 2-4, Parchmore Road, Thornton Heath, CR7 8LV31 homes
completed
junction of, junction of, Woodville Road, High Street, Croydon, CR7 8LG26 homes
completed
29-31, 29-31, WOODVILLE ROAD, CR4 8LH12 homes
completed
49,51,51a and 53, 49,51,51a and 53, Norbury Road, Croydon, CR7 8JP10 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 8LR

Full postcodeCR7 8LR
Postcode districtCR7
BoroughLondon Borough of Croydon
WardThornton Heath
Latitude51.401621
Longitude-0.096105
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