Kenley · Croydon · Croydon South constituency · 51.31972, -0.09727

CR8 5DX— Kenley, Croydon

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

The family fortress

 

Schools 67%Safety 78/100Transport 24/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
50
Safety
78
Schools
100
Transport
24
Environment
86
Investment
34

The bottom line

CR8 5DX 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: 66 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR8 5DX

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 5DX

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How CR8 5DX 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 · 10 min walk

KS2: 106.7

★★★

Secondary

Riddlesdown Collegiate

Outstanding · Inspected Mar 2023 · 12 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 · 33 min walk

3 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Purley Fire Station · 2.4km

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£4,804/m²
Price per ft²£446/ft²
Avg floor area156.9 m²

EPC breakdown

C
8%
D
14%
E
10%
F
2%

Based on 34 properties · Confidence: high

Street mix

Semi 2%Detached 98%

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£392,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
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

+5.3%

Total change

+394%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.2%

per year

Acceleration

+9.09

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 58 sales

Property Type Mix

Total: 58 sales

Detached98.3%
Semi-detached1.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£157k£249k+58.6%2.6
Post-dot-com plateau2001–2004£308k£435k+41.2%2
Pre-crash peak2005–2007£416k£498k+19.6%2
GFC & correction2009–2011£465k£490k+5.4%1.7
Help-to-Buy recovery2013–2016£487k£669k+37.4%2
Brexit uncertainty2017–2019£694k£648k-6.7%2
Pandemic surge2020–2021£643k£725k+12.8%2.5
Rate-rise correction2022–2023£895k£823k-8.1%2.5
Current market2024–2026£783k£775k-1%1.3

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-0.3% alpha

Detached-0.3% α
Local
5.5%
District
5.8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
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

Nearby stations

KenleyNational Rail
8 min walk
Lloyd Park Tram StopTram
64 min walk
Coombe Lane Tram StopTram
65 min walk
Gravel Hill Tram StopTram
68 min walk
Church Street Tram StopTram
75 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

8

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)7
Nearest car park277m
Santander docks (800m)0
Nearest cycle dock9.3 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: 18.6 km away✗ Not Green Belt✗ Not AONB60% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Riddlesdown SSSI — 0.6 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

26 min walk

86%

Recommend GP

86%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

13

Parks (1km)

3

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 (719 m)

Nearest supermarketCo-op Food · 3.6 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)

1.5km

Post office

Nearby shops

Kenley Wine Merchants679 m
Co-op Food730 m

Nearby restaurants

Chicken World690 m
Smokin' Grill Steakhouse & Bar701 m
Kenley House712 m

Nearby pubs

The Kenley Hotel719 m
Food hygiene (5-star)14% of 7

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AYAS INVESTMENTS LTD
CANINI TECHNOLOGIES LTD
DYPP SOLUTIONS LIMITED
GARSTON DEVELOPMENTS LIMITED
MABELHALL LIMITED

Investment

Investment grade, yield and market outlook

34

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 score16/100
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

38.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,008m
Crossrail 2 route13,612m

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)
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)
26
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
Wrenwood Court, 38, Wrenwood Court, 38, Hermitage Road, Kenley, CR8 5EB3 homes
completed
Land R/O 22, Land R/O 22, Kenley Lane, CR8 5HA1 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 5DX

Full postcodeCR8 5DX
Postcode districtCR8
BoroughLondon Borough of Croydon
WardKenley
Latitude51.319725
Longitude-0.097273
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