Kenley · Croydon · Croydon South constituency · 51.31676, -0.11368

CR8 4BU— Kenley, Croydon

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

London's quiet achiever

 

Schools 50%Safety 78/100Transport 26/100Low yield 3.33%

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
78
Schools
30
Transport
26
Environment
90
Investment
41

The bottom line

CR8 4BU offers low crime, fast broadband and a green environment — strong value for Owner-occupiers who can accept its trade-offs.

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

Less suited to Families.

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Location

CR8 4BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.0% vs London avg
vs London crime-27.0% vs London avg

Deep-dive guides for CR8 4BU

🛡️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 CR8 4BU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

New Valley Primary School

Not yet inspected · 2 min walk

KS2: 105.7

—

Secondary

Oasis Academy Coulsdon

Not yet inspected · 23 min walk

P8: -0.11A8: 46.7

50% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Purley Nursery School

Not inspected · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.6 incidents per 1,000 residents

Better than 64% of London
↑ Rising 553.8%

from a low base — still below London average

-27% vs borough

Crime by type

Violence & sexual offences32%
Anti-social behaviour21%
Other20%
Vehicle crime12%
Burglary9%
Theft4%
Drug offences2%
Robbery0%

Stop & search

1.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Purley Fire Station · 1.9km

Crime is 27% below London average

Property

Prices, sales volume and market trends

Avg floor area66.5 m²

EPC breakdown

C
3%
D
7%
E
3%

Based on 13 properties · Confidence: medium

Street mix

Flat 100%

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

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£166,250
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 EAnnual charge £2,546
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2023 · CAGR

+3.5%

Total change

+107%

Market Activity

Price Velocity & Acceleration

Current Velocity

+62.6%

per year

Acceleration

+58.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£128k£128k+0%1
Pre-crash peak2006–2007£146k£166k+14.1%1.5
GFC & correction2009–2011£156k£163k+4.5%1
Rate-rise correction2023–2023£265k£265k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Kenley

Nearby stations

KenleyNational Rail
16 min walk
Lloyd Park Tram StopTram
72 min walk
Coombe Lane Tram StopTram
76 min walk
Wandle Park Tram StopTram
79 min walk
Church Street Tram StopTram
80 min walk
No bus stops within 400m

8

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★46 min
Victoria54 min ↑
Waterloo62 min ↑
Canary Wharf64 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park676m
Santander docks (800m)0
Nearest cycle dock9.5 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: 18.9 km away✗ Not Green Belt✗ Not AONB76% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Riddlesdown SSSI — 1.6 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

OLD COULSDON MEDICAL PRACTICE

2A COURT AVENUE, CR5 1HF

15 min walk

86%

Recommend GP

86%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 3.6 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)

180m

Post office

Nearby restaurants

Rice N Spice181 m

Nearby gyms

Reedham Park Tennis Club704 m
Food hygiene (5-star)67% of 6

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ONE10SECURITY LIMITED

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
3.3% (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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

19.5

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,113m
Crossrail 2 route13,297m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,792 nationally

1,785

Est. population

3,860/km²

57%

Employed

37%

Degree educated

£43,700

Median income

4.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

57

Community stability

Age profile

26%
17%
20%
20%
17%
Under 1827%
18–3417%
35–4920%
50–6420%
65+17%

Tenure

30%
42%
17%
Own outright30%
Own (mortgage)42%
Private rent10%
Social rent17%
Shared ownership1%
Rent free0%

Ethnicity

54%
14%
15%
White British54%
White Other7%
Asian14%
Black14%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine14%
No car household16%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Social rent18%
Private rent10%

vs. London

Income vs London+4.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (3 years)
2
Borough approval rate
68%
Historic landfill (400m)
1
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)
13
Largest scheme
17 homes · WINTON HOUSE, WINTON HOUSE, OLD LODGE LANE, CR8
Pipeline pressure
NONE

Named schemes (500m)

WINTON HOUSE, WINTON HOUSE, OLD LODGE LANE, CR817 homes
completed
R/O 278-312, R/O 278-312, Old Lodge Lane, Purley, CR8 4AQ12 homes
completed
278-312, 278-312, Old Lodge Lane, Purley, CR8 4AQ5 homes
completed
Garages Rear of 231 - 269, Garages Rear of 231 - 269, Old Lodge Lane, Reedham Park Avenue, Purley, CR8 4BQ3 homes
completed
123, 123, Old Lodge Lane, Purley, CR8 4AU3 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

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Key facts for CR8 4BU

Full postcodeCR8 4BU
Postcode districtCR8
BoroughLondon Borough of Croydon
WardKenley
Latitude51.316762
Longitude-0.113684
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