Thornton Heath · Croydon · Streatham and Croydon North constituency · 51.40822, -0.09221

CR7 8PH— Thornton Heath, Croydon

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

London's quiet achiever

 

Schools 60%Safety 86/100Transport 24/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
86
Schools
36
Transport
24
Environment
69
Investment
41

The bottom line

CR7 8PH 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 8PH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-6.7% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for CR7 8PH

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How CR7 8PH 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 · 5 min walk

KS2: 105.0

—

Secondary

Harris Academy Beulah Hill

Not yet inspected · 8 min walk

P8: -0.11A8: 44.3

60% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

33.3 incidents per 1,000 residents

Better than 76% of London
→ Stable

-49% vs borough

Crime by type

Violence & sexual offences35%
Vehicle crime25%
Other18%
Drug offences6%
Theft6%
Anti-social behaviour4%
Burglary4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 2.2km

Crime is 49% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,299/m²
Price per ft²£399/ft²
Avg floor area90.5 m²

EPC breakdown

C
3%
D
9%
E
3%
F
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 28%Terraced 59%Flat 13%

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£226,250
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)
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

1995–2025 · CAGR

+6.5%

Total change

+561%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.8%

per year

Acceleration

-6.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached28.1%
Terraced59.4%
Flat/maisonette12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£140k+143%1.8
Post-dot-com plateau2002–2004£150k£200k+33.3%2.3
Pre-crash peak2006–2007£232k£239k+2.8%2.5
GFC & correction2010–2012£213k£215k+1.2%1.7
Help-to-Buy recovery2016–2016£400k£400k+0%1
Brexit uncertainty2017–2017£445k£445k+0%3
Rate-rise correction2023–2023£426k£426k+0%1
Current market2025–2025£380k£380k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
6.5%
District
6.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

55out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing5
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
Norwood Junction Rail StationSouthern · Thameslink
21 min walk
Crystal Palace Rail StationWindrush · Southern
22 min walk
Anerley Rail StationSouthern · Windrush
24 min walk
Harrington Road Tram StopTram
30 min walk
No bus stops within 400m

28

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

3.2 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 park419m
Santander docks (800m)0
Nearest cycle dock3.2 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 waterLOW
Low
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: 8.9 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 10%
More green space than 92% of London

Nearest SSSI: Croham Hurst SSSI — 6.3 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 hospital · 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

35

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketCostcutter · 542 m
4 tennis courts

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)

1

Cinemas (2km)

777m

Post office

Nearby shops

Vicky Corner Shop132 m
Spa Off Licence346 m
Premier386 m
Greens387 m

Nearby cafes

Cafe De Niro389 m
Chave do Douro396 m
Fat Bellys Cafe815 m
Ann's Coffee Shop849 m

Nearby restaurants

Fryer Brothers387 m
New Silver Sea451 m
The Beulah Spa597 m
Frontline Jerk Hut783 m

Nearby gyms

Stones Gym & Fitness Centre688 m
Thornton Heath Leisure Centre1.1 km

Nearby pharmacies

Day Lewis Pharmacy397 m
Pharmacy837 m

Nearby health

Mersham Medical Centre540 m
Food hygiene (5-star)40% of 20

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AIMEE-BLU MANAGEMENT LTD
NICK FLOWER CONSULTING LIMITED
NICOLAS ROYLE LIMITED
SHAMGAR LTD

Investment

Investment grade, yield and market outlook

41

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months2

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

17/100

Velocity score

Future outlook

36.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,782m
Crossrail 2 route7,697m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,133 nationally

1,530

Est. population

15,501/km²

60%

Employed

38%

Degree educated

£39,200

Median income

8.4%

Claimant rate

SuburbanVery high densityEstablished mixed

51

Community stability

Age profile

24%
19%
20%
23%
15%
Under 1824%
18–3419%
35–4920%
50–6423%
65+15%

Tenure

32%
36%
22%
Own outright32%
Own (mortgage)36%
Private rent22%
Social rent9%
Shared ownership1%
Rent free0%

Ethnicity

24%
42%
White British24%
White Other9%
Asian13%
Black42%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine21%
No car household30%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent22%
Social rent9%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
4
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)
32
Largest scheme
33 homes · 49-51, 49-51, Beulah Hill, Upper Norwood, London, SE19 3DS
Pipeline pressure
NONE

Named schemes (500m)

357, 357, GRANGE ROAD, SE1918 homes
completed
353, 353, GRANGE ROAD, SE1918 homes
completed
Gayfare 2 - 4, Gayfare 2 - 4, Grange Hill, South Norwood, SE25 6SX13 homes
completed
Sarell Court, 349, Grange Road, Upper Norwood, SE19 3BT9 homes
completed
Between 23 and 29, Between 23 and 29, Hythe Road, Thornton Heath, CR7 8QQ4 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 8PH

Full postcodeCR7 8PH
Postcode districtCR7
BoroughLondon Borough of Croydon
WardThornton Heath
Latitude51.408221
Longitude-0.092207
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