The bottom line
CR8 5AZ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catch: 52 min to london bridge — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how CR8 5AZ scores on each.
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Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for CR8 5AZ
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Postcode Personality
“The family fortress”
How CR8 5AZ has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
100
Education score
Primary
Harris Primary Academy Kenley
Not yet inspected · Inspected Jun 2025 · 4 min walk
KS2: 106.7
Secondary
Riddlesdown Collegiate
Outstanding · Inspected Mar 2023 · 10 min walk
100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km
Childcare
Childcare
Purley Nursery School
Not inspected · 26 min walk
1 primaries · 1 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
41.4 incidents per 1,000 residents
from a low base — still below London average
-36% vs borough
Crime by type
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 36% below London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 6 properties · Confidence: low
LHA rates — Outer South London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Data not yet available for this postcode.
Buyer vs Seller Score
Market conditions index — insufficient data
Buyer vs Seller Score
Market conditions index — insufficient data
Data not yet available for this postcode.
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
13
Walkability score
18
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
12
Car parks (800m)
2
EV chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
0%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Riddlesdown SSSI — 0.4 km
Energy
Ground stability
Geology: DIAMICTON
Subsidence risk: Low
Shrink-swell: Low
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
KESTON MEDICAL PRACTICE
PURLEY WAR MEMORIAL HOSP, 856 BRIGHTON ROAD, CR8 2YL
26 min walk
68%
Recommend GP
68%
Overall GP experience
0
GPs within 1km
2
Dentists within 1km
4
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
16
Parks (1km)
3
Restaurants (800m)
0
Cafes (800m)
1
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
3
Sports (1km)
2
Convenience
Nightlife (500m)
0
Nightclubs
1
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
936m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby pharmacies
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
42
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
29.1
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 6/10
Around average
Index of Multiple Deprivation
Rank: 18,625 nationally
1,836
Est. population
3,861/km²
64%
Employed
44%
Degree educated
£46,800
Median income
5.2%
Claimant rate
53
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
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