Thornton Heath · Croydon · Streatham and Croydon North constituency · 51.40691, -0.09666

CR7 8PG— Thornton Heath, Croydon

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

The family fortress

 

Schools 67%Safety 79/100Transport 28/100Low yield 3.11%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
52
Safety
79
Schools
40
Transport
28
Environment
64
Investment
37

The bottom line

CR7 8PG offers low crime and fast broadband at £483,000 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 8PG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-7.1% vs London avg
vs London income-11.9% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for CR7 8PG

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

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Postcode Personality

🎓 Good Schools🌳 Good Parks🔒 Very Safe

“The family fortress”

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How CR7 8PG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

Education score

Fair for families
★ Top school within 1km
—

Primary

David Livingstone Academy

Not yet inspected · 4 min walk

KS2: 105.0

—

Secondary

Harris Academy Beulah Hill

Not yet inspected · 10 min walk

P8: -0.11A8: 44.3

67% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Below London average

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 14 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)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 2.2km

Crime is +18% 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.

£483,000

Median sale price

7% below London median

£483,000 is 7% below the London median (£520,000)

-25.3%

This year

Terraced

Dominant type

Price history

5-year change
-3.6%
Sales (24 months)5
New build0.0%
Avg terraced£488,350
Avg flat£365,000
Price per m²£6,030/m²
Price per ft²£560/ft²
Avg floor area78.9 m²

EPC breakdown

B
7%
C
17%
D
16%
E
5%
G
1%

Based on 46 properties · Confidence: high

Street mix

Semi 4%Terraced 62%Detached 4%Flat 30%

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£11,650
First-time buyerFTB
£2,900
Additional propertyBTL/2nd
£26,140

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

13.1×

Price-to-income

£2,416/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£197,250
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

1996–2025 · CAGR

+6.7%

Total change

+547%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.6%

per year

Acceleration

-33.57

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 50 sales

Property Type Mix

Total: 50 sales

Detached4%
Semi-detached4%
Terraced64%
Flat/maisonette28%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£76k£117k+53.4%2.2
Post-dot-com plateau2001–2004£95k£150k+57.9%2.2
Pre-crash peak2006–2007£224k£185k-17.4%2
GFC & correction2008–2012£168k£239k+42%1.2
Help-to-Buy recovery2013–2016£228k£360k+57.6%1.3
Brexit uncertainty2017–2019£320k£360k+12.5%1
Pandemic surge2021–2021£501k£501k+0%2
Rate-rise correction2022–2023£393k£432k+10.1%3
Current market2024–2025£540k£494k-8.6%3.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Weakest performer

Terraced

-0.2% alpha

Flat/maisonette+1.6% α
Local
14%
District
12.4%
Terraced-0.2% α
Local
6.6%
District
6.8%

CAGR over 8yr 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 Volume75
Seasonal Timing0
Trend Position40

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
12 min walk
Norwood Junction Rail StationSouthern · Thameslink
23 min walk
Crystal Palace Rail StationWindrush · Southern
26 min walk
Anerley Rail StationSouthern · Windrush
28 min walk
Harrington Road Tram StopTram
33 min walk
No bus stops within 400m

32

Walkability score

8

Footpaths (500m)

0

Santander docks (800m)

3.3 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 park285m
Santander docks (800m)0
Nearest cycle dock3.3 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: 9.0 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 10%
More green space than 80% of London

Nearest SSSI: Croham Hurst SSSI — 6.2 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

3 min walk

91%

Recommend GP

91%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

5

Care homes (1km)

Nearest hospitalNorbury Health Centre · 1.7 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

5

Convenience

No pubs within 400m — nearest: Welcome Inn (585 m)

Nearest supermarketCostcutter · 253 m
2 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)

462m

Post office

Nearby shops

Vicky Corner Shop210 m
New Way Food & Wine227 m
P.L. Gauntlett228 m
Vk Newsagents231 m

Nearby cafes

Fat Bellys Cafe502 m
Ann's Coffee Shop533 m
Niki's Cafe662 m
Cafe De Niro731 m

Nearby restaurants

New Silver Sea227 m
Frontline Jerk Hut469 m
Golden House488 m
Cantinho do Goias 3491 m

Nearby pubs

Welcome Inn585 m
The Railway Telegraph1.0 km

Nearby gyms

Stones Gym & Fitness Centre383 m
Thornton Heath Leisure Centre865 m

Nearby pharmacies

Pharmacy520 m
Day Lewis Pharmacy740 m
Superdrug930 m

Nearby health

Mersham Medical Centre309 m
Thornton Heath Health Centre1.1 km
Food hygiene (5-star)48% of 56

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

CARE CONNEXIONS UK LIMITED
D&R ACCOUNTING LIMITED
DESSI LIMITED
EZE & SEK SERVICES LIMITED
JVAC SERVICES LTD

+8 more

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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
3.1% (average)London avg: 3.8%Below average yield — bottom 60%
Gentrification score14/100
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

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,099m
Crossrail 2 route7,491m

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-7.1%

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)
15
Largest scheme
24 homes · FORMER LAUNDRY PREMISES, 115 & 101-107, FORMER LAUNDRY PREMISES, 115 & 101-107, BENSHAM GROVE, CR4
Pipeline pressure
NONE

Named schemes (500m)

49,51,51a and 53, 49,51,51a and 53, Norbury Road, Croydon, CR7 8JP10 homes
completed
Applegarth Club 46-52, Applegarth Club 46-52, Heath Road, Thornton Heath, CR7 8NE9 homes
completed
129 - 135, 129 - 135, Beulah Road, CR7 8JJ9 homes
completed
Grove Works Land Adj 2A, Grove Works Land Adj 2A, Bensham Grove, Thornton Heath, CR7 8DA9 homes
completed
11-11a, 11-11a, Bensham Grove, Thornton Heath, CR7 8DD8 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 (£483,000)

£11,650

Standard buyer

£2,900

First-time buyer

Save £8,750

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 8PG

Full postcodeCR7 8PG
Postcode districtCR7
BoroughLondon Borough of Croydon
WardThornton Heath
Latitude51.406909
Longitude-0.096662
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