Kenley · Croydon · Croydon South constituency · 51.31862, -0.09845

CR8 5DB— Kenley, Croydon

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

Strong, well-rated schools nearby

 

Schools 67%Safety 78/100Transport 23/100Low yield 3.33%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
47
Safety
78
Schools
100
Transport
23
Environment
72
Investment
42

The bottom line

CR8 5DB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 66 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 5DB 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 5DB meets your needs.

Location

CR8 5DB

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 5DB

🛡️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 5DB with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How CR8 5DB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Harris Primary Academy Kenley

Not yet inspected · Inspected Jun 2025 · 11 min walk

KS2: 106.7

★★★

Secondary

Riddlesdown Collegiate

Outstanding · Inspected Mar 2023 · 14 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 · 34 min walk

3 primaries · 0 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Purley Fire Station · 2.4km

Crime is 36% below London average

Property

Prices, sales volume and market trends

Avg floor area99.7 m²

EPC breakdown

C
1%
D
1%
F
1%

Based on 3 properties · Confidence: low

Street mix

Semi 14%Detached 86%

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

Energy & construction

Solar yield847 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£249,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 150 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

1997–2023 · CAGR

+5.6%

Total change

+317%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.7%

per year

Acceleration

-75.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 7 sales

Property Type Mix

Total: 7 sales

Detached85.7%
Semi-detached14.3%

By decade

1990s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£147k£147k+0%2
GFC & correction2012–2012£325k£325k+0%1
Help-to-Buy recovery2014–2014£438k£438k+0%1
Pandemic surge2020–2020£710k£710k+0%1
Rate-rise correction2023–2023£613k£613k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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

Nearby stations

KenleyNational Rail
9 min walk
Lloyd Park Tram StopTram
65 min walk
Coombe Lane Tram StopTram
67 min walk
Gravel Hill Tram StopTram
69 min walk
Church Street Tram StopTram
77 min walk
No bus stops within 400m

1

Walkability score

2

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★66 min
Victoria68 min ↑
Waterloo81 min ↑
Canary Wharf84 min ↑
City78 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

7

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)2
Nearest car park424m
Santander docks (800m)0
Nearest cycle dock9.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 18.7 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Riddlesdown SSSI — 0.7 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

24 min walk

86%

Recommend GP

86%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.7 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

13

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 (815 m)

No restaurants within 800m — nearest: Chicken World (791 m)

Nearest supermarketCo-op Food · 3.5 km
2 tennis courts4 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)

1.6km

Post office

Nearby shops

Kenley Wine Merchants781 m
Co-op Food822 m

Nearby restaurants

Chicken World791 m
Smokin' Grill Steakhouse & Bar800 m
Kenley House802 m

Nearby pubs

The Kenley Hotel815 m
Food hygiene (5-star)50% of 4

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

42

Investment score

Moderate

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

19.8

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,149m
Crossrail 2 route13,669m

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
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
2
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)
28
Largest scheme
43 homes · FORMER WATER TREATMENT SITE, FORMER WATER TREATMENT SITE, GODSTONE ROAD, CR8
Pipeline pressure
NONE

Named schemes (500m)

Wrenwood Court 38 Hermitage Road Kenley CR8 5EB, CR8 5EB8 homes
completed
57, 57, Welcomes Road, Kenley, CR8 5HA7 homes
completed
57, Welcomes Road, CR8 5HA7 homes
completed
Wrenwood Court, 38, Wrenwood Court, 38, Hermitage Road, Kenley, CR8 5EB3 homes
completed
Cherry Trees 40, Cherry Trees 40, Welcomes Road, Kenley, CR8 5HD2 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 5DB? 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 5DB.
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 5DB

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

No spam. Unsubscribe anytime.

Key facts for CR8 5DB

Full postcodeCR8 5DB
Postcode districtCR8
BoroughLondon Borough of Croydon
WardKenley
Latitude51.318620
Longitude-0.098453
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