Kenley · Croydon · Croydon South constituency · 51.32691, -0.11866

CR8 4AD— Kenley, Croydon

Location and area intelligence for CR8 4AD, Kenley, Croydon

One of London's quieter, safer enclaves

 

Schools 0%Safety 74/100Transport 31/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

Compare areas

Car-dependent area — limited public transport

Liveability
41
Safety
74
Schools
0
Transport
31
Environment
71
Investment
35

The bottom line

CR8 4AD offers low crime and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 53 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 CR8 4AD 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 CR8 4AD meets your needs.

Location

CR8 4AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.0% vs London avg
vs London crime+8.0% vs London avg

Deep-dive guides for CR8 4AD

🛡️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 CR8 4AD with:

Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

Share:WhatsAppShare on X

How CR8 4AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

0

Education score

Poor for families
—

Primary

Beaumont Primary School

Not yet inspected · 3 min walk

KS2: 109.8

—

Secondary

Thomas More Catholic School

Not yet inspected · 24 min walk

P8: -0.13A8: 43.2

0% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Purley Nursery School

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.3 incidents per 1,000 residents

Higher crime than 54% of London
↑ Rising 705.9%

+8% vs borough

Crime by type

Violence & sexual offences34%
Anti-social behaviour24%
Other20%
Burglary9%
Vehicle crime8%
Drug offences4%
Theft1%
Robbery0%

Stop & search

1.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Purley Fire Station · 710m

Crime is +8% 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.

CR8 district median

£450,000

Based on 213 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,891/m²
Price per ft²£547/ft²
Avg floor area161.3 m²

EPC breakdown

D
7%
E
7%
F
4%

Based on 18 properties · Confidence: medium

Street mix

Semi 4%Terraced 4%Detached 91%

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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£403,250
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, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingMostly double glazing
Council tax band Band DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.6%

Total change

+582%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.8%

per year

Acceleration

-3.30

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £500k–£600k · 23 sales

Property Type Mix

Total: 23 sales

Detached91.3%
Semi-detached4.3%
Terraced4.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£143k£250k+74.8%1.5
Post-dot-com plateau2001–2003£363k£408k+12.4%1.5
Pre-crash peak2006–2006£458k£458k+0%2
GFC & correction2010–2011£580k£445k-23.3%1
Help-to-Buy recovery2013–2015£423k£498k+17.8%2
Brexit uncertainty2019–2019£747k£747k+0%1
Pandemic surge2021–2021£860k£860k+0%1
Rate-rise correction2022–2022£930k£930k+0%1
Current market2025–2025£975k£975k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-2.1% alpha

Detached-2.1% α
Local
5.4%
District
7.5%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
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
Reedham (Surrey)

Nearby stations

Reedham (Surrey)National Rail
7 min walk
Lloyd Park Tram StopTram
62 min walk
Wandle Park Tram StopTram
65 min walk
Church Street Tram StopTram
66 min walk
George Street Tram StopTram
68 min walk
No bus stops within 400m

8

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★53 min
Victoria61 min ↑
Waterloo69 min ↑
Canary Wharf71 min ↑
City69 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

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park303m
Santander docks (800m)0
Nearest cycle dock8.8 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: 15.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 95% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.7 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Riddlesdown SSSI — 1.7 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield848.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KESTON MEDICAL PRACTICE

PURLEY WAR MEMORIAL HOSP, 856 BRIGHTON ROAD, CR8 2YL

20 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

7

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 1.5 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketBudgens · 4.1 km
9 tennis courts1 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)

1.2km

Post office

Nearby shops

Vithu's Food & Wine705 m
Groveland Bon Bon789 m
Choice Food & Wine818 m
Newsflash Off Licence1.1 km

Nearby cafes

Polly's Cafe580 m
Max & Andria's Top Cafe796 m
Costa1.1 km

Nearby restaurants

Choi's593 m
Taya Sushi776 m
Purley Dragon777 m
Pizza GoGo779 m

Nearby gyms

Reedham Park Tennis Club487 m
87 Fight728 m

Nearby pharmacies

Tesco Instore Pharmacy1.1 km

Nearby health

Confidental Clinic1.1 km
Food hygiene (5-star)60% of 10

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Registered businesses

10 BOLTON GARDENS LIMITED
ARGUS DIRECTORS LIMITED
DIP INTERNATIONAL LIMITED
DIP TRUSTEES LIMITED
GEOLA NOMINEES LIMITED

+12 more

Investment

Investment grade, yield and market outlook

35

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
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score15/100
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

22.4

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,737m
Crossrail 2 route12,144m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,053 nationally

1,948

Est. population

5,059/km²

62%

Employed

45%

Degree educated

£42,000

Median income

5.0%

Claimant rate

SuburbanMedium densityEstablished mixed

46

Community stability

Age profile

25%
20%
22%
18%
14%
Under 1825%
18–3420%
35–4922%
50–6418%
65+14%

Tenure

21%
32%
21%
22%
Own outright21%
Own (mortgage)32%
Private rent21%
Social rent22%
Shared ownership4%

Ethnicity

49%
15%
White British49%
White Other10%
Asian13%
Black15%
Mixed11%
Other3%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine15%
No car household28%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Social rent22%
Private rent21%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
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)
29
Largest scheme
87 homes · Reedham Depot and land adj, Reedham Depot and land adj, Old Lodge Lane, Purley, CR8 4DJ
Pipeline pressure
NONE

Named schemes (500m)

67, Higher Drive, CR8 2HR17 homes
completed
90A, Higher Drive, CR8 2HJ9 homes
completed
81, 81, Higher Drive, Purley, CR8 2HN9 homes
completed
76, 76, Higher Drive, Purley, CR8 2HG9 homes
completed
58 Old Lodge Lane Purley CR8 4DF, CR8 4DF9 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
29.8%
Ward turnout
39%
Election year
2022
MP
Chris Philp (Conservative)
MP majority
2,313
Constituency
Croydon South

Live in CR8 4AD? 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 CR8 4AD.
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 CR8 4AD

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

No spam. Unsubscribe anytime.

Key facts for CR8 4AD

Full postcodeCR8 4AD
Postcode districtCR8
BoroughLondon Borough of Croydon
WardKenley
Latitude51.326905
Longitude-0.118665
Parliamentary constituencyCroydon South
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