Kenley · Croydon · Croydon South constituency · 51.32308, -0.11894

CR8 4DH— Kenley, Croydon

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

The family fortress

 

Schools 67%Safety 81/100Transport 26/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
58
Safety
81
Schools
40
Transport
26
Environment
87
Investment
32

The bottom line

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

The catch: 53 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR8 4DH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.0% vs London avg
vs London crime-57.0% vs London avg

Deep-dive guides for CR8 4DH

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How CR8 4DH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

Education score

Fair for families
★ Top school within 1km
—

Primary

Beaumont Primary School

Not yet inspected · 7 min walk

KS2: 109.8

—

Secondary

Thomas More Catholic School

Not yet inspected · 29 min walk

P8: -0.13A8: 43.2

67% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Below London average

Childcare

Childcare

Purley Nursery School

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

27.8 incidents per 1,000 residents

Better than 80% of London
↑ Rising 557.1%

from a low base — still below London average

-57% vs borough

Crime by type

Vehicle crime28%
Violence & sexual offences24%
Other20%
Burglary13%
Anti-social behaviour7%
Drug offences7%
Robbery2%
Theft0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Purley Fire Station · 1.1km

Crime is 57% below 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£4,835/m²
Price per ft²£449/ft²
Avg floor area120.8 m²

EPC breakdown

C
2%
D
7%
E
7%

Based on 16 properties · Confidence: medium

Street mix

Semi 83%Terraced 7%Detached 2%Flat 5%Other 2%

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£302,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,009
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.1%

Total change

+464%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.2%

per year

Acceleration

+16.47

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 40 sales

Property Type Mix

Total: 40 sales

Detached2.5%
Semi-detached85%
Terraced7.5%
Flat/maisonette5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£101k£196k+94.1%2.5
Post-dot-com plateau2001–2004£196k£275k+40.3%1.8
Pre-crash peak2007–2007£370k£370k+0%5
GFC & correction2008–2012£298k£345k+16%2
Help-to-Buy recovery2013–2016£345k£525k+52.2%1.3
Brexit uncertainty2018–2019£520k£550k+5.8%1
Pandemic surge2021–2021£550k£550k+0%1
Rate-rise correction2022–2023£650k£558k-14.2%1
Current market2025–2025£570k£570k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
7.5%
District
7.5%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position75

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
12 min walk
Lloyd Park Tram StopTram
66 min walk
Wandle Park Tram StopTram
70 min walk
Church Street Tram StopTram
72 min walk
Coombe Lane Tram StopTram
73 min walk
No bus stops within 400m

2

Walkability score

8

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park685m
Santander docks (800m)0
Nearest cycle dock9.1 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: 18.2 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 10%
More green space than 99% of London

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

OLD COULSDON MEDICAL PRACTICE

2A COURT AVENUE, CR5 1HF

23 min walk

86%

Recommend GP

86%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.0 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Star Chippy (645 m)

Nearest supermarketBudgens · 4.6 km
11 tennis courts1 swimming pools1 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)

822m

Post office

Nearby shops

Choice Food & Wine646 m
Vithu's Food & Wine1.1 km

Nearby cafes

Polly's Cafe934 m

Nearby restaurants

Star Chippy645 m
Rice N Spice869 m
Choi's950 m

Nearby gyms

Reedham Park Tennis Club103 m
87 Fight1.1 km
Food hygiene (5-star)56% of 9

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

AGC DESIGN LIMITED
AXIL CAPITAL LIMITED
BELLVILLE HOMES LTD
BENEFITS BENCHMARKING LTD
D'GAMA LIMITED

+3 more

Investment

Investment grade, yield and market outlook

32

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 score19/100
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

46.8

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,000m
Crossrail 2 route12,505m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,361 nationally

1,654

Est. population

2,868/km²

59%

Employed

50%

Degree educated

£42,000

Median income

2.0%

Claimant rate

SuburbanLow densityOwner occupiers / families

66

Community stability

Age profile

23%
21%
24%
20%
Under 1823%
18–3411%
35–4921%
50–6424%
65+20%

Tenure

42%
52%
Own outright42%
Own (mortgage)52%
Private rent5%
Social rent1%
Shared ownership0%
Rent free0%

Ethnicity

57%
20%
White British57%
White Other6%
Asian20%
Black8%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine8%
No car household7%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent5%
Social rent1%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (3 years)
3
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)
30
Largest scheme
17 homes · 67, Higher Drive, CR8 2HR
Pipeline pressure
NONE

Named schemes (500m)

5 Highland Road Purley CR8 2HS, CR8 2HS9 homes
completed
123, 123, Old Lodge Lane, Purley, CR8 4AU9 homes
completed
9B, Haydn Avenue, CR8 4AG9 homes
completed
58 Old Lodge Lane Purley CR8 4DF, CR8 4DF9 homes
completed
35, Old Lodge Lane, CR8 4DL5 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 4DH

Full postcodeCR8 4DH
Postcode districtCR8
BoroughLondon Borough of Croydon
WardKenley
Latitude51.323079
Longitude-0.118936
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