Kenley · Croydon · Croydon South constituency · 51.32046, -0.10287

CR8 5HD— Kenley, Croydon

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

The prestige address

 

Schools 100%Safety 78/100Transport 37/100Low yield 1.53%

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
78
Schools
100
Transport
37
Environment
68
Investment
30

The bottom line

CR8 5HD offers exceptional schools (100% Good/Outstanding) and low crime at £980,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

CR8 5HD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+88.5% vs London avg
vs London income+11.4% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for CR8 5HD

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The prestige address”

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How CR8 5HD 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 · 8 min walk

KS2: 106.7

★★★

Secondary

Riddlesdown Collegiate

Outstanding · Inspected Mar 2023 · 15 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 · 31 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Purley Fire Station · 2.0km

Crime is 36% below London average

Property

2 Jul

Prices, sales volume and market trends

£980,000

Median sale price

Top 25% — 88% above London median

£980,000 is 88% above the London median (£520,000)

-25.4%

This year

Detached

Dominant type

Price history

5-year change
+122.7%
Sales (24 months)8
New build0.0%
Avg detached£1,340,000
Avg semi-detached£1,095,000
Avg flat£369,500
Price per m²£6,203/m²
Price per ft²£576/ft²
Avg floor area149.6 m²

EPC breakdown

A
1%
B
23%
C
18%
D
7%
E
8%
F
1%
G
2%

Based on 60 properties · Confidence: high

Street mix

Semi 20%Detached 56%Flat 23%Other 1%

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

Stamp duty

Standard buyer£39,250
First-time buyerFTB
£39,250
Additional propertyBTL/2nd
£68,650

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

20.9×

Price-to-income

£4,902/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield847 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£374,000
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, filled cavity
Roof(other premises above)
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £2,083
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.5%

Total change

+421%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.3%

per year

Acceleration

-176.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £400k–£450k · 78 sales

Property Type Mix

Total: 78 sales

Detached56.4%
Semi-detached20.5%
Flat/maisonette23.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£166k£303k+82.2%1.8
Post-dot-com plateau2001–2002£350k£518k+47.9%1.5
Pre-crash peak2006–2007£585k£514k-12.2%2
GFC & correction2009–2012£513k£695k+35.6%2.3
Help-to-Buy recovery2014–2016£405k£675k+66.7%2.7
Brexit uncertainty2017–2019£834k£1.02m+22.3%4
Pandemic surge2020–2021£425k£440k+3.5%9.5
Rate-rise correction2022–2023£1.17m£958k-17.8%3
Current market2024–2026£445k£865k+94.4%2.7

Price Trajectory by Type

DetachedSemi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+0.9% alpha

Weakest performer

Flat/maisonette

-3% alpha

Detached+0.9% α
Local
6.2%
District
5.3%
Semi-detached-1.2% α
Local
3.8%
District
5%
Flat/maisonette-3% α
Local
-3.4%
District
-0.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Kenley

Nearby stations

KenleyNational Rail
6 min walk
Lloyd Park Tram StopTram
64 min walk
Coombe Lane Tram StopTram
66 min walk
Gravel Hill Tram StopTram
70 min walk
Church Street Tram StopTram
74 min walk
No bus stops within 400m

0

Walkability score

0

Santander docks (800m)

Central London commute times

London Bridge ★45 min
Victoria57 min ↑
Waterloo61 min ↑
Canary Wharf63 min ↑
City61 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)

1

EV chargers (800m)

Total spaces (800m)7
Nearest car park357m
Santander docks (800m)0
Nearest cycle dock9.2 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: 18.5 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 10%
Less green space than 100% of London

Nearest SSSI: Riddlesdown SSSI — 0.8 km

Energy

Solar: 847 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): None recorded

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

23 min walk

86%

Recommend GP

86%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

7

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.4 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 7.7 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)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Kenley Hotel (611 m)

Nearest supermarketCo-op Food · 3.7 km
2 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 Merchants600 m
Co-op Food606 m
Kenley News1.0 km
Drinks Paradise1.0 km

Nearby cafes

Max & Andria's Top Cafe1.1 km

Nearby restaurants

Kenley House580 m
Chicken World603 m
Smokin' Grill Steakhouse & Bar606 m
Dhaba Grill884 m

Nearby pubs

The Kenley Hotel611 m
Food hygiene (5-star)47% of 15

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

ARMEN ENTERPRISE LLP
CHARTCARE INTERNATIONAL (UK) LIMITED
DEALS 4 YOU LONDON LTD
DEUXX LIMITED
FORBES EDUCATIONAL SERVICES LTD

+8 more

Investment

Investment grade, yield and market outlook

30

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
1.5% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score46/100
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

64.3

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,263m
Crossrail 2 route13,329m

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%
Price vs London+88.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
3
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)
32
Largest scheme
43 homes · FORMER WATER TREATMENT SITE, FORMER WATER TREATMENT SITE, GODSTONE ROAD, CR8
Pipeline pressure
NONE

Named schemes (500m)

32 Welcomes Road Kenley CR8 5HD9 homes
completed
42, Welcomes Road, CR8 5HD9 homes
completed
Coombe Bank 6 Church Road Kenley CR8 5DU, CR8 5DU9 homes
completed
Coombe Bank, 6, Church Road, CR8 5DU9 homes
completed
Wrenwood Court 38 Hermitage Road Kenley CR8 5EB, CR8 5EB8 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£980,000)

£39,250

Standard buyer

£39,250

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Croydon with nearby boroughs:

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Key facts for CR8 5HD

Full postcodeCR8 5HD
Postcode districtCR8
BoroughLondon Borough of Croydon
WardKenley
Latitude51.320463
Longitude-0.102869
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