Kenley · Croydon · Croydon South constituency · 51.31430, -0.09982

CR8 5HE— Kenley, Croydon

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

The family fortress

 

Schools 100%Safety 81/100Transport 16/100Low yield 3.33%

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
81
Schools
95
Transport
16
Environment
98
Investment
40

The bottom line

CR8 5HE 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 5HE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: ExcellentInvestment 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 5HE

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How CR8 5HE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

The Hayes Primary School

Good · Inspected May 2023 · 9 min walk

KS2: 106.0

★★★

Secondary

Riddlesdown Collegiate

Outstanding · Inspected Mar 2023 · 19 min walk

P8: +0.18A8: 51.3

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 · 40 min walk

2 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

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Purley Fire Station · 2.6km

Crime is 58% below London average

Property

Prices, sales volume and market trends

Avg floor area168.8 m²

EPC breakdown

C
1%
D
4%

Based on 5 properties · Confidence: low

Street mix

Detached 100%

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£422,000
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
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

1996–2022 · CAGR

+7.2%

Total change

+515%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.7%

per year

Acceleration

+23.86

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 12 sales

Property Type Mix

Total: 12 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£163k£436k+167.5%1
Post-dot-com plateau2002–2002£411k£411k+0%1
Pre-crash peak2005–2006£440k£451k+2.6%1.5
GFC & correction2012–2012£415k£415k+0%1
Pandemic surge2020–2021£730k£773k+5.8%1.5
Rate-rise correction2022–2022£1.00m£1.00m+0%2

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0.8% alpha

Detached+0.8% α
Local
5%
District
4.2%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
15 min walk
Lloyd Park Tram StopTram
71 min walk
Coombe Lane Tram StopTram
72 min walk
Gravel Hill Tram StopTram
75 min walk
King Henry's Drive Tram StopTram
82 min walk
No bus stops within 400m

2

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park722m
Santander docks (800m)0
Nearest cycle dock9.7 km

Nearby car parks

🅿️
Wattenden Arms
722m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed25 Mbps
Median download21 Mbps
Superfast coverage7%
All operators 5G75%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 19.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Riddlesdown SSSI — 1.2 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

OLD COULSDON MEDICAL PRACTICE

2A COURT AVENUE, CR5 1HF

19 min walk

86%

Recommend GP

86%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 3.1 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 8.3 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: Wattenden Arms (758 m)

Nearest supermarketCo-op Food · 3.0 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)

1.1km

Post office

Nearby pubs

Wattenden Arms758 m
Food hygiene (5-star)25% of 4

Business

Local businesses registered here

Active businesses
3
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

SPHAERICA LIMITED
VLADIMIRUS INVESTMENTS LIMITED
VLADIMIRUS LIMITED

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

35

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,532m
Crossrail 2 route14,023m

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
Live planning apps (800m)
1
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)
24
Largest scheme
16 homes · 11-19, 11-19, UPLANDS ROAD, CR2 5EE
Pipeline pressure
NONE

Named schemes (500m)

11-19, 11-19, UPLANDS ROAD, CR2 5EE16 homes
completed
Wrenwood Court 38 Hermitage Road Kenley CR8 5EB, CR8 5EB8 homes
completed
57, Welcomes Road, CR8 5HA7 homes
completed
57, 57, Welcomes Road, Kenley, CR8 5HA7 homes
completed
223-227, 223-227, Hayes Lane, Kenley, CR8 5HN6 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 5HE

Full postcodeCR8 5HE
Postcode districtCR8
BoroughLondon Borough of Croydon
WardKenley
Latitude51.314299
Longitude-0.099823
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