Kenley · Croydon · Croydon South constituency · 51.30752, -0.10291

CR8 5EU— Kenley, Croydon

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

The family fortress

 

Schools 100%Safety 81/100Transport 9/100Low yield 3.33%

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
81
Schools
90
Transport
9
Environment
98
Investment
40

The bottom line

CR8 5EU 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: 68 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

CR8 5EU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+11.4% vs London avg
vs London crime-58.0% vs London avg

Deep-dive guides for CR8 5EU

🛡️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 5EU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

The Hayes Primary School

Good · Inspected May 2023 · 14 min walk

KS2: 106.0

—

Secondary

Oasis Academy Coulsdon

Not yet inspected · 14 min walk

P8: -0.11A8: 46.7

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

27.0 incidents per 1,000 residents

Better than 81% of London
↑ Rising 1900.0%

from a low base — still below London average

-59% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour20%
Other20%
Vehicle crime10%
Burglary10%
Drug offences5%
Theft5%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

3

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Purley Fire Station · 3.1km

Crime is 58% below London average

Property

Prices, sales volume and market trends

Avg floor area111.7 m²

EPC breakdown

C
2%
D
5%
E
6%
F
2%

Based on 15 properties · Confidence: medium

Street mix

Semi 39%Terraced 13%Detached 45%Other 3%

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£279,250
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 GAnnual charge £3,472
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6.4%

Total change

+473%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.7%

per year

Acceleration

-28.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 30 sales

Property Type Mix

Total: 30 sales

Detached46.7%
Semi-detached40%
Terraced13.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£87k£201k+130.9%1.8
Post-dot-com plateau2001–2004£246k£320k+30.3%3
Pre-crash peak2005–2007£383k£235k-38.6%2
GFC & correction2009–2010£235k£465k+97.9%1
Help-to-Buy recovery2013–2015£370k£560k+51.4%1.3
Brexit uncertainty2017–2019£430k£530k+23.3%2
Rate-rise correction2023–2023£500k£500k+0%1

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Semi-detached

+10.5% alpha

Weakest performer

Detached

-1.6% alpha

Semi-detached+10.5% α
Local
19.1%
District
8.6%
Detached-1.6% α
Local
4.6%
District
6.2%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

74out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing21
Trend Position100

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
24 min walk
Lloyd Park Tram StopTram
81 min walk
Coombe Lane Tram StopTram
82 min walk
Gravel Hill Tram StopTram
84 min walk
New Addington Tram StopTram
89 min walk
No bus stops within 400m

5

Walkability score

26

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★68 min
Victoria79 min ↑
Waterloo84 min ↑
Canary Wharf83 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park69m
Santander docks (800m)0
Nearest cycle dock10.1 km

Nearby car parks

🅿️
Wattenden Arms
69m

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: 19.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Riddlesdown SSSI — 2.0 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

13 min walk

86%

Recommend GP

86%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCaterham Dene Hospital & Minor Injuries Unit · 2.9 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 2.4 km
1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby pubs

Wattenden Arms41 m
Food hygiene (5-star)50% of 2

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
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

CARPE DIEM EVENTS AND ENTERTAINMENT LTD
KUFI & CO LIMITED
WATT HOSPITALITY LTD

Investment

Investment grade, yield and market outlook

40

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 score19/100
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

33.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,198m
Crossrail 2 route14,560m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,034 nationally

1,482

Est. population

1,613/km²

53%

Employed

47%

Degree educated

£46,800

Median income

1.4%

Claimant rate

SuburbanLow densityOwner occupiers / families

65

Community stability

Age profile

19%
17%
22%
31%
Under 1819%
18–3411%
35–4917%
50–6422%
65+31%

Tenure

51%
41%
Own outright51%
Own (mortgage)41%
Private rent6%
Social rent1%
Shared ownership0%

Ethnicity

70%
13%
White British70%
White Other7%
Asian13%
Black4%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine10%
No car household6%
Unemployed2%
No qualifications11%

Housing tenure (Census 2021)

Private rent6%
Social rent1%

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)
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%
Historic landfill (400m)
1
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)
5
Largest scheme
16 homes · 11-19, 11-19, UPLANDS ROAD, CR2 5EE
Pipeline pressure
NONE

Named schemes (500m)

170, 170, Hayes Lane, Kenley, CR8 5HQ7 homes
completed
170, 170, Hayes Lane, Kenley, CR8 5HQ6 homes
completed
223-227, 223-227, Hayes Lane, Kenley, CR8 5HN6 homes
completed
8, Kearton Close, CR8 5EN4 homes
completed
159, 159, Welcomes Road, Kenley, CR8 5HB2 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 5EU

Full postcodeCR8 5EU
Postcode districtCR8
BoroughLondon Borough of Croydon
WardKenley
Latitude51.307523
Longitude-0.102915
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