Kenley · Croydon · Croydon South constituency · 51.32297, -0.09206

CR8 5BA— Kenley, Croydon

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

London's quiet achiever

 

Schools 50%Safety 78/100Transport 29/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
52
Safety
78
Schools
58
Transport
29
Environment
98
Investment
36

The bottom line

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

The catches: high noise levels nearby and 56 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 5BA 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 5BA meets your needs.

Location

CR8 5BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+11.4% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for CR8 5BA

🛡️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 5BA with:

Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

Share:WhatsAppShare on X

How CR8 5BA 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 · 11 min walk

KS2: 101.8

★★★

Secondary

Riddlesdown Collegiate

Outstanding · Inspected Mar 2023 · 5 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 · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.4 incidents per 1,000 residents

Better than 70% of London
↑ Rising 590.9%

from a low base — still below London average

-36% vs borough

Crime by type

Violence & sexual offences28%
Other22%
Anti-social behaviour18%
Vehicle crime14%
Burglary7%
Drug offences5%
Robbery4%
Theft1%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Purley Fire Station · 2.5km

Crime is 36% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£3,838/m²
Price per ft²£357/ft²
Avg floor area126.6 m²

EPC breakdown

C
2%
D
17%
E
9%
F
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 81%Terraced 7%Flat 10%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 yield847 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£316,500
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, 100 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

1995–2026 · CAGR

+6.4%

Total change

+590%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.3%

per year

Acceleration

-12.01

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 41 sales

Property Type Mix

Total: 41 sales

Semi-detached82.9%
Terraced7.3%
Flat/maisonette9.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£145k+124.8%1.3
Post-dot-com plateau2002–2004£160k£217k+35.3%1.7
Pre-crash peak2005–2007£208k£243k+17.3%1.3
GFC & correction2008–2012£265k£284k+7%1.8
Help-to-Buy recovery2014–2015£290k£344k+18.6%2
Brexit uncertainty2018–2019£411k£370k-10%1.5
Pandemic surge2020–2021£430k£443k+2.9%2.5
Rate-rise correction2023–2023£423k£423k+0%1
Current market2025–2026£460k£445k-3.3%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.8% alpha

Semi-detached-0.8% α
Local
5.6%
District
6.4%

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
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
Kenley - Kenley Hotel

Nearby stations

Kenley - Kenley HotelNational Rail
8 min walk
Lloyd Park Tram StopTram
58 min walk
Coombe Lane Tram StopTram
59 min walk
Gravel Hill Tram StopTram
61 min walk
Addington Village Tram StopTram
69 min walk
No bus stops within 400m

4

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★56 min
Victoria56 min ↑
Waterloo69 min ↑
Canary Wharf73 min ↑
City68 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

13

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)42
Nearest car park213m
Santander docks (800m)0
Nearest cycle dock9.1 km

Nearby car parks

🅿️
Riddlesdown Common35 spaces· yes
761m

Connectivity

Broadband and mobile coverage

100%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed464 Mbps
Median download435 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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskMEDIUM
4% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Riddlesdown SSSI — 0.2 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

PARKSIDE GROUP PRACTICE

27 WYCHE GROVE, CR2 6EX

39 min walk

79%

Recommend GP

79%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalPurley War Memorial Hospital · 2.5 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

36

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Kenley Hotel (687 m)

No restaurants within 800m — nearest: Chicken World (645 m)

Nearest supermarketCo-op Food · 3.9 km
4 tennis courts2 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)

1.2km

Post office

Nearby shops

Kenley Wine Merchants630 m
Co-op Food712 m
KK Food & Wine820 m

Nearby cafes

Marmaris Cafe821 m

Nearby restaurants

Chicken World645 m
Smokin' Grill Steakhouse & Bar660 m
Kenley House712 m
King Fish Bar820 m

Nearby pubs

The Kenley Hotel687 m
Food hygiene (5-star)100% of 1

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

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 score15/100
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

34.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,498m
Crossrail 2 route13,524m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,625 nationally

1,836

Est. population

3,861/km²

64%

Employed

44%

Degree educated

£46,800

Median income

5.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

53

Community stability

Age profile

23%
17%
21%
22%
17%
Under 1823%
18–3417%
35–4921%
50–6422%
65+17%

Tenure

29%
37%
15%
17%
Own outright29%
Own (mortgage)37%
Private rent15%
Social rent17%
Shared ownership2%

Ethnicity

63%
White British63%
White Other8%
Asian8%
Black12%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine16%
No car household16%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Social rent17%
Private rent15%

vs. London

Income vs London+11.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
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)
0
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 5BA? 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 5BA.
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 5BA

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

No spam. Unsubscribe anytime.

Key facts for CR8 5BA

Full postcodeCR8 5BA
Postcode districtCR8
BoroughLondon Borough of Croydon
WardKenley
Latitude51.322967
Longitude-0.092059
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