Kenley · Croydon · Croydon South constituency · 51.32773, -0.11965

CR8 4DR— Kenley, Croydon

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

One of London's quieter, safer enclaves

 

Schools 0%Safety 81/100Transport 34/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
52
Safety
81
Schools
0
Transport
34
Environment
71
Investment
32

The bottom line

CR8 4DR offers low crime and fast broadband — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 50 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 4DR 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 4DR meets your needs.

Location

CR8 4DR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: GoodInvestment 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 4DR

🛡️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 4DR with:

Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

Share:WhatsAppShare on X

How CR8 4DR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

0

Education score

Poor for families
—

Primary

Beaumont Primary School

Not yet inspected · 1 min walk

KS2: 109.8

—

Secondary

Thomas More Catholic School

Not yet inspected · 23 min walk

P8: -0.13A8: 43.2

0% 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 · 20 min walk

1 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 · 595m

Crime is 57% below London average

Property

1 May

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£5,541/m²
Price per ft²£515/ft²
Avg floor area117.3 m²

EPC breakdown

C
1%
D
7%
E
6%
F
1%

Based on 15 properties · Confidence: medium

Street mix

Semi 32%Detached 68%

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£293,250
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

1996–2024 · CAGR

+6.5%

Total change

+479%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-20.41

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 25 sales

Property Type Mix

Total: 25 sales

Detached68%
Semi-detached32%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£111k£140k+26.7%1.5
Post-dot-com plateau2001–2004£232k£245k+5.8%1.7
GFC & correction2009–2009£323k£323k+0%2
Help-to-Buy recovery2014–2016£406k£535k+31.9%2
Brexit uncertainty2018–2019£559k£508k-9.1%1.5
Pandemic surge2020–2021£520k£532k+2.2%1.5
Rate-rise correction2022–2022£640k£640k+0%1
Current market2024–2024£640k£640k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0.6% alpha

Detached+0.6% α
Local
7.6%
District
7%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing10
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
6 min walk
Lloyd Park Tram StopTram
61 min walk
Wandle Park Tram StopTram
64 min walk
Church Street Tram StopTram
65 min walk
George Street Tram StopTram
67 min walk
No bus stops within 400m

8

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★50 min
Victoria58 min ↑
Waterloo66 min ↑
Canary Wharf68 min ↑
City66 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 park188m
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: 17.6 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Riddlesdown SSSI — 1.8 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

19 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 · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Jolly Farmers (1.2 km)

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)

1.3km

Post office

Nearby shops

Vithu's Food & Wine590 m
Groveland Bon Bon679 m
Choice Food & Wine824 m
Newsflash Off Licence992 m

Nearby cafes

Polly's Cafe465 m
Costa1.0 km
Lupita Coffee House1.1 km

Nearby restaurants

Choi's479 m
Taya Sushi666 m
Purley Dragon667 m
Pizza GoGo669 m

Nearby pubs

Jolly Farmers1.2 km

Nearby gyms

Reedham Park Tennis Club590 m
87 Fight614 m

Nearby pharmacies

Tesco Instore Pharmacy1.0 km

Nearby health

Confidental Clinic1.1 km
Food hygiene (5-star)50% of 22

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
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

JJMCC LTD
MDZ LTD
MELFORT LTD
MOTORVATION UK LIMITED

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

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

4/100

Velocity score

Future outlook

51.8

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,740m
Crossrail 2 route12,030m

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
Listed buildings (800m)
1
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)
38
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
76, 76, Higher Drive, Purley, CR8 2HG9 homes
completed
78 Higher Drive Purley CR8 2HG, CR8 2HG9 homes
completed
9B, Haydn Avenue, CR8 4AG9 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 4DR? 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 4DR.
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 4DR

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

No spam. Unsubscribe anytime.

Key facts for CR8 4DR

Full postcodeCR8 4DR
Postcode districtCR8
BoroughLondon Borough of Croydon
WardKenley
Latitude51.327730
Longitude-0.119650
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