Thornton Heath · Croydon · Croydon West constituency · 51.39750, -0.09707

CR7 8SN— Thornton Heath, Croydon

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

High-connectivity investment target

 

Schools 75%Safety 57/100Transport 49/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
50
Safety
57
Schools
90
Transport
49
Environment
63
Investment
47

The bottom line

CR7 8SN offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 46 min to london bridge — above average for this zone.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how CR7 8SN scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how CR7 8SN meets your needs.

Location

CR7 8SN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-13.3% vs London avg
vs London crime+225.0% vs London avg

Deep-dive guides for CR7 8SN

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare CR7 8SN with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks

“High-connectivity investment target”

Share:WhatsAppShare on X

How CR7 8SN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Whitehorse Manor Infant School

Good · Inspected Mar 2024 · 5 min walk

KS2: 104.1

—

Secondary

Harris Academy Beulah Hill

Not yet inspected · 23 min walk

P8: -0.11A8: 44.3

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 2 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

211.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+225% vs borough

Crime by type

Other35%
Violence & sexual offences22%
Anti-social behaviour17%
Drug offences7%
Robbery6%
Vehicle crime4%
Theft4%
Burglary4%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Norbury Fire Station · 2.0km

Crime is +225% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£9,067/m²
Price per ft²£842/ft²
Avg floor area39.2 m²

EPC breakdown

B
12%
C
92%
D
16%

Based on 120 properties · Confidence: high

Street mix

Terraced 50%Detached 13%Flat 25%Other 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£98,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,620
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2024 · CAGR

+4.4%

Total change

+136%

Market Activity

Price Velocity & Acceleration

Current Velocity

-80.8%

per year

Acceleration

-711.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 7 sales

Property Type Mix

Total: 7 sales

Detached14.3%
Terraced57.1%
Flat/maisonette28.6%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£149k£149k+0%2
GFC & correction2012–2012£159k£159k+0%1
Help-to-Buy recovery2013–2013£141k£141k+0%1
Brexit uncertainty2018–2018£250k£250k+0%1
Rate-rise correction2022–2022£1.83m£1.83m+0%1
Current market2024–2024£350k£350k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Thornton Heath→ Victoria· 7 tph
25 min

Nearby stations

Thornton HeathNational Rail
3 min walk
Norwood Junction Rail StationSouthern · Thameslink
19 min walk
West Croydon Tram StopTram
26 min walk
West Croydon Rail StationSouthern · Windrush
27 min walk
Blackhorse Lane Tram StopTram
29 min walk
No bus stops within 400m

33

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

3.9 km

Nearest cycle dock

Central London commute times

London Bridge ★46 min
Victoria48 min ↑
Waterloo56 min ↑
Canary Wharf63 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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park67m
Santander docks (800m)0
Nearest cycle dock3.9 km

Nearby car parks

🅿️
Shoppers· yes
67m
🅿️
Iceland
324m

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.0 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 10%
More green space than 76% of London

Nearest SSSI: Croham Hurst SSSI — 5.2 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): None recorded

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

THORNTON HEATH MEDICAL CENTRE

61A GILLETT ROAD, CR7 8RL

1 min walk

74%

Recommend GP

74%

Overall GP experience

17

GPs within 1km

1

Dentists within 1km

10

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

11

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

6

Convenience

Nearest supermarketCostcutter · 804 m
6 tennis courts1 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)

250m

Post office

Nearby shops

Sayedi Butchers165 m
A.K Food Store166 m
Thornton News206 m
Express Food & Wine222 m

Nearby cafes

Din er's Delight Cafe153 m
Costa169 m
The Studio Coffee Bar240 m
Double Egg Café547 m

Nearby restaurants

Blue and Orange Café Bar130 m
Sugar & Spice209 m
Jam Rock216 m
Best Choices229 m

Nearby pubs

The Railway Telegraph282 m
Duke of Cambridge470 m
Pawsons Arms512 m
The Lion Inn719 m

Nearby gyms

Thornton Heath Leisure Centre183 m
#Merky FC HQ825 m

Nearby pharmacies

Superdrug166 m
Pharmacy687 m

Nearby health

Thornton Heath Health Centre105 m
Mersham Medical Centre740 m
Food hygiene (5-star)44% of 152

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

AJPHARM LTD
FIX-IT AUTOMOTIVE LTD
GOLDMARK PROPERTY LIMITED
IIB MANAGEMENT LTD
MAIN STREET ( PEASMARSH) LTD

+7 more

Investment

Investment grade, yield and market outlook

47

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

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

4/100

Velocity score

Future outlook

33.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,293m
Crossrail 2 route7,956m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,210 nationally

1,794

Est. population

17,539/km²

48%

Employed

32%

Degree educated

£36,400

Median income

12.9%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

26%
19%
22%
17%
16%
Under 1826%
18–3419%
35–4923%
50–6417%
65+16%

Tenure

18%
31%
40%
Own outright9%
Own (mortgage)18%
Private rent31%
Social rent40%
Shared ownership2%
Rent free1%

Ethnicity

14%
16%
44%
White British14%
White Other11%
Asian16%
Black44%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine24%
No car household63%
Unemployed8%
No qualifications24%

Housing tenure (Census 2021)

Social rent40%
Private rent31%

vs. London

Income vs London-13.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
3
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)
19
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
R/o 351-377, R/o 351-377, Whitehorse Road, Thornton Heath, CR7 8RG9 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
Sarah Jones (Labour)
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

Live in CR7 8SN? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for CR7 8SN.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

Similar postcodes

Frequently asked questions

📍 Track CR7 8SN

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for CR7 8SN

Full postcodeCR7 8SN
Postcode districtCR7
BoroughLondon Borough of Croydon
WardThornton Heath
Latitude51.397500
Longitude-0.097067
Parliamentary constituencyCroydon West
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