Kenley · Croydon · Croydon South constituency · 51.32178, -0.10792

CR8 5AR— Kenley, Croydon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 35/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
60
Safety
80
Schools
95
Transport
35
Environment
70
Investment
36

The bottom line

CR8 5AR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

CR8 5AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+4.0% vs London avg
vs London crime-53.0% vs London avg

Deep-dive guides for CR8 5AR

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How CR8 5AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

The Hayes Primary School

Good · Inspected May 2023 · 7 min walk

KS2: 106.0

★★★

Secondary

Riddlesdown Collegiate

Outstanding · Inspected Mar 2023 · 18 min walk

P8: +0.18A8: 51.3

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.7 incidents per 1,000 residents

Better than 78% of London
↑ Rising 281.8%

from a low base — still below London average

-53% vs borough

Crime by type

Anti-social behaviour29%
Violence & sexual offences29%
Other21%
Burglary12%
Vehicle crime10%
Drug offences0%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Purley Fire Station · 1.6km

Crime is 53% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£7,617/m²
Price per ft²£708/ft²
Avg floor area91.5 m²

EPC breakdown

C
6%
D
13%
E
3%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Detached 23%Flat 77%

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£228,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,546
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+7.3%

Total change

+717%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.6%

per year

Acceleration

-215.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £50k–£75k · 53 sales

Property Type Mix

Total: 53 sales

Detached22.6%
Flat/maisonette77.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£63k£66k+4.4%1.8
Post-dot-com plateau2001–2004£127k£158k+24.1%3
Pre-crash peak2006–2007£185k£196k+5.9%3.5
GFC & correction2008–2012£211k£210k-0.5%1.5
Help-to-Buy recovery2013–2016£470k£288k-38.8%2.2
Brexit uncertainty2017–2018£316k£299k-5.5%1.5
Pandemic surge2020–2021£310k£561k+81.1%2
Rate-rise correction2022–2023£492k£286k-42%2.5
Current market2024–2026£800k£515k-35.6%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.3% alpha

Flat/maisonette-1.3% α
Local
6.2%
District
7.5%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Kenley

Nearby stations

KenleyNational Rail
7 min walk
Lloyd Park Tram StopTram
64 min walk
Coombe Lane Tram StopTram
68 min walk
Wandle Park Tram StopTram
72 min walk
Church Street Tram StopTram
72 min walk
No bus stops within 400m

2

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★45 min
Victoria57 min ↑
Waterloo61 min ↑
Canary Wharf63 min ↑
City61 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

5

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)5
Nearest car park27m
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: 18.3 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Riddlesdown SSSI — 1.0 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

OLD COULSDON MEDICAL PRACTICE

2A COURT AVENUE, CR5 1HF

23 min walk

86%

Recommend GP

86%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

6

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.1 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

9

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Kenley Hotel (668 m)

Nearest supermarketCo-op Food · 4.0 km
1 tennis courts

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)

855m

Post office

Nearby shops

Co-op Food648 m
Kenley Wine Merchants690 m
Kenley News824 m
Drinks Paradise834 m

Nearby cafes

Max & Andria's Top Cafe848 m

Nearby restaurants

Kenley House623 m
Smokin' Grill Steakhouse & Bar679 m
Chicken World684 m
Dhaba Grill713 m

Nearby pubs

The Kenley Hotel668 m

Nearby gyms

Reedham Park Tennis Club688 m
Food hygiene (5-star)56% of 9

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

CAREY CARE LIMITED
CAREY CARE SERVICES LTD
FEARLYNN PROPERTY MANAGEMENT LTD
HHPM LTD
HILL HOUSE NURSING HOME LIMITED

+4 more

Investment

Investment grade, yield and market outlook

36

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 months2

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

17/100

Velocity score

Future outlook

54.3

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,460m
Crossrail 2 route13,018m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,544 nationally

1,369

Est. population

3,778/km²

65%

Employed

48%

Degree educated

£43,700

Median income

2.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

59

Community stability

Age profile

22%
15%
22%
20%
20%
Under 1823%
18–3416%
35–4922%
50–6420%
65+20%

Tenure

35%
47%
Own outright35%
Own (mortgage)47%
Private rent12%
Social rent3%
Shared ownership2%
Rent free0%

Ethnicity

59%
17%
White British59%
White Other8%
Asian17%
Black7%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine12%
No car household11%
Unemployed2%
No qualifications11%

Housing tenure (Census 2021)

Private rent12%
Social rent3%

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)
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)
24
Largest scheme
19 homes · Malvern House, Malvern House, Foxley Road, Roke Road, Kenley, CR8 5DY
Pipeline pressure
NONE

Named schemes (500m)

Malvern House, Malvern House, Foxley Road, Roke Road, Kenley, CR8 5DY19 homes
completed
28-30, 28-30, Roke Road, Kenley, CR8 5DY10 homes
completed
RED TILES, RED TILES, FOXLEY ROAD, CR2 5LQ10 homes
completed
1 The Grange Firs Road Kenley CR8 5LH, Firs Road, CR8 5LH9 homes
completed
The Gables, 21, Cullesden Road, CR8 5LR8 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 5AR

Full postcodeCR8 5AR
Postcode districtCR8
BoroughLondon Borough of Croydon
WardKenley
Latitude51.321777
Longitude-0.107924
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