Kenley · Croydon · Croydon South constituency · 51.32189, -0.09309

CR8 5AD— Kenley, Croydon

Location and area intelligence for CR8 5AD, Kenley, Croydon

More green space than most of London

 

Schools 50%Safety 26/100Transport 31/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
45
Safety
26
Schools
58
Transport
31
Environment
98
Investment
33

The bottom line

CR8 5AD offers fast broadband and a green environment — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 52 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 5AD 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 5AD meets your needs.

Location

CR8 5AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+11.4% vs London avg
vs London crime+464.0% vs London avg

Deep-dive guides for CR8 5AD

🛡️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 5AD with:

Postcode Personality

🌿 Green Lung⚠️ High crime

“More green space than most of London”

Share:WhatsAppShare on X

How CR8 5AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

58

Education score

Good for families
★ Top school within 1km
★

Primary

Kenley Primary School

Requires Improvement · Inspected Jun 2024 · 10 min walk

KS2: 101.8

★★★

Secondary

Riddlesdown Collegiate

Outstanding · Inspected Mar 2023 · 7 min walk

P8: +0.18A8: 51.3

50% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Purley Nursery School

Not inspected · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

366.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 17300.0%

+465% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other36%
Violence & sexual offences32%
Anti-social behaviour15%
Vehicle crime8%
Burglary5%
Drug offences4%
Robbery1%
Theft0%

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 · 2.5km

Crime is +464% 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£6,784/m²
Price per ft²£630/ft²
Avg floor area77 m²

EPC breakdown

D
1%
E
2%
F
1%

Based on 4 properties · Confidence: low

Street mix

Detached 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield847 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£192,500
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, 75 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+5.2%

Total change

+276%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.7%

per year

Acceleration

+14.45

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 14 sales

Property Type Mix

Total: 14 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£133k£133k+0%1
Post-dot-com plateau2001–2003£152k£225k+48%1.7
Pre-crash peak2007–2007£240k£240k+0%1
GFC & correction2011–2011£225k£225k+0%1
Help-to-Buy recovery2015–2016£310k£385k+24.2%1
Brexit uncertainty2018–2018£435k£435k+0%1
Pandemic surge2021–2021£436k£436k+0%2
Current market2025–2025£500k£500k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0.2% alpha

Detached+0.2% α
Local
5.4%
District
5.2%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

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 - Kenley Hotel

Nearby stations

Kenley - Kenley HotelNational Rail
8 min walk
Lloyd Park Tram StopTram
60 min walk
Coombe Lane Tram StopTram
60 min walk
Gravel Hill Tram StopTram
63 min walk
Addington Village Tram StopTram
71 min walk
No bus stops within 400m

4

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★52 min
Victoria52 min ↑
Waterloo65 min ↑
Canary Wharf69 min ↑
City64 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

12

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)7
Nearest car park109m
Santander docks (800m)0
Nearest cycle dock9.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

83%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed433 Mbps
Median download420 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 waterMEDIUM
Medium
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: 18.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Riddlesdown SSSI — 0.3 km

Energy

Solar: 847 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

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 yield847.3 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

32 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalPurley War Memorial Hospital · 2.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Kenley Hotel (692 m)

No restaurants within 800m — nearest: Chicken World (652 m)

Nearest supermarketCo-op Food · 3.8 km
4 tennis courts3 swimming pools

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

Kenley Wine Merchants636 m
Co-op Food714 m
KK Food & Wine942 m

Nearby cafes

Marmaris Cafe943 m

Nearby restaurants

Chicken World652 m
Smokin' Grill Steakhouse & Bar666 m
Kenley House709 m
King Fish Bar941 m

Nearby pubs

The Kenley Hotel692 m
Food hygiene (5-star)100% of 2

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

33

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 score17/100
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

41.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,630m
Crossrail 2 route13,580m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,098 nationally

1,897

Est. population

4,458/km²

67%

Employed

38%

Degree educated

£46,800

Median income

3.4%

Claimant rate

SuburbanMedium densityOwner occupiers / families

59

Community stability

Age profile

24%
16%
24%
21%
14%
Under 1824%
18–3416%
35–4924%
50–6421%
65+14%

Tenure

30%
46%
14%
Own outright30%
Own (mortgage)46%
Private rent8%
Social rent14%
Shared ownership2%

Ethnicity

66%
White British66%
White Other8%
Asian9%
Black8%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine16%
No car household15%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Social rent14%
Private rent8%

vs. London

Income vs London+11.4%

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)
1
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)
9
Largest scheme
43 homes · FORMER WATER TREATMENT SITE, FORMER WATER TREATMENT SITE, GODSTONE ROAD, CR8
Pipeline pressure
NONE

Named schemes (500m)

16a - 18, 16a - 18, Valley Road, Kenley, CR8 SDG14 homes
completed
22, 22, VALLEY ROAD, CR8 3EJ12 homes
completed
20, 20, Valley Road, Kenley, CR8 5DG8 homes
completed
91, 91, Godstone Road, CR8 5BD1 homes
completed
Valley View Cottages, 19, Valley View Cottages, 19, Hawkhirst Road, CR8 5DN1 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 5AD? 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 5AD.
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 5AD

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

No spam. Unsubscribe anytime.

Key facts for CR8 5AD

Full postcodeCR8 5AD
Postcode districtCR8
BoroughLondon Borough of Croydon
WardKenley
Latitude51.321887
Longitude-0.093094
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