Kenley · Croydon · Croydon South constituency · 51.31511, -0.10798

CR8 5HR— Kenley, Croydon

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

The family fortress

 

Schools 100%Safety 82/100Transport 24/100Low yield 2.71%

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
82
Schools
90
Transport
24
Environment
72
Investment
34

Location

CR8 5HR

Key facts for CR8 5HR

Full postcodeCR8 5HR
Postcode districtCR8
BoroughLondon Borough of Croydon
WardKenley
Latitude51.315114
Longitude-0.107983
Parliamentary constituencyCroydon South
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
ExcellentNeutralRisk: Low

London Benchmarks

vs London income+11.4% vs London avg
vs London crime-76.1% vs London avg

Deep-dive guides for CR8 5HR

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How CR8 5HR 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 · 2 min walk

KS2: 106.0

—

Secondary

Oasis Academy Coulsdon

Not yet inspected · 22 min walk

P8: -0.11A8: 46.7

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 37 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

15.5 incidents per 1,000 residents

Better than 90% of London
↑ Rising 109.1%

from a low base — still below London average

0% vs borough

Crime by type

Violence & sexual offences43%
Anti-social behaviour17%
Other13%
Vehicle crime13%
Burglary9%
Theft4%
Drug offences0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 76% below London average

Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

Avg floor area121.1 m²

EPC breakdown

B
9%
C
2%
D
4%
E
5%

Based on 20 properties · Confidence: medium

Street mix

Terraced 4%Detached 64%Flat 32%

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£302,750
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsAverage thermal transmittance 0.18 W/m-¦K
Roof(other premises above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,472
Price growth potentialLow

Transport

1 May

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
72 min walk
🚃
Coombe Lane Tram StopTram
75 min walk
🚃
Gravel Hill Tram StopTram
79 min walk
🚃
Wandle Park Tram StopTram
81 min walk
🚌No bus stops within 400m

3

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★58 min
Victoria71 min ↑
Waterloo69 min ↑
Canary Wharf71 min ↑
City68 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park715m
Santander docks (800m)0
Nearest cycle dock10.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

70%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed378 Mbps
Median download385 Mbps
Superfast coverage100%
All operators 5G75%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 18.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 92% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.1 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 10%
More green space than 83% of London

Nearest SSSI: Riddlesdown SSSI — 1.4 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

15 min walk

86%

Recommend GP

86%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

7

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 2.9 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

11

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Wattenden Arms (916 m)

No restaurants within 800m — nearest: Rice N Spice (525 m)

Nearest supermarketCo-op Food · 3.3 km
1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

560m

Post office

Nearby restaurants

Rice N Spice525 m

Nearby pubs

Wattenden Arms916 m
Food hygiene (5-star)67% of 6

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

120 HAYES LANE MANAGEMENT COMPANY LIMITED
ATRIV PROPERTIES LIMITED
FOZ LIMITED
KENLEY WOODS JOINERY LTD
MM LOWER RD RTM COMPANY LIMITED

+2 more

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.

Low gross yield (2.71%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
2.71% (low)London avg: 3.8%Below average yield — bottom 70%
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

36.7

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,911m
Crossrail 2 route13,652m

Demographics

22 Apr

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

1.3%

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)
1
Planning apps (3 years)
3
Borough approval rate
69%
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)
28
Largest scheme
17 homes · WINTON HOUSE, WINTON HOUSE, OLD LODGE LANE, CR8
Pipeline pressure
NONE

Named schemes (500m)

KENLEY PARK HOUSE, KENLEY PARK HOUSE, PONDFIELD ROAD, CR2 5JX14 homes
completed
120, 120, Hayes Lane, Kenley, CR8 5HR9 homes
completed
157, 157, Hayes Lane, Kenley, CR8 5HP7 homes
completed
10, Cedar Walk, CR8 5JL4 homes
completed
Land at 7, Land at 7, Highwood Close, Kenley, CR8 5HW3 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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The bottom line

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

The catch: 58 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

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Data freshness

When each data source was last updated

83%

Confidence score

10/12

Pillars populated

High reliability
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
streets18 Apr
planning1 Jun
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
national rail1 May
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
companies house18 Apr
housing pipeline18 Apr
population density18 Apr

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