Kenley · Croydon · Croydon South constituency · 51.31786, -0.10738

CR8 5JR— Kenley, Croydon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 20/100Yield 3.55%

Best for: Families, Owner-occupiers

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

Liveability
52
Safety
81
Schools
90
Transport
20
Environment
68
Investment
38

The bottom line

CR8 5JR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £422,500 median — 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 5JR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-18.8% vs London avg
vs London income+11.4% vs London avg
vs London crime-58.0% vs London avg

Deep-dive guides for CR8 5JR

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How CR8 5JR 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 · 2 min walk

KS2: 106.0

—

Secondary

Oasis Academy Coulsdon

Not yet inspected · 25 min walk

P8: -0.11A8: 46.7

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 · 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)

1

Incidents (5yr)

Nearest station: Purley Fire Station · 2.0km

Crime is 58% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£422,500

Median sale price

19% below London median

£422,500 is 19% below the London median (£520,000)

+35.0%

This year

Terraced

Dominant type

Price history

5-year change
-3.8%
Sales (24 months)5
New build0.0%
Avg terraced£450,000
Avg flat£415,000
Price per m²£3,894/m²
Price per ft²£362/ft²
Avg floor area114.3 m²

EPC breakdown

C
10%
D
18%
E
4%
F
2%

Based on 34 properties · Confidence: high

Street mix

Semi 7%Terraced 47%Detached 16%Flat 28%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£8,625
First-time buyerFTB
£0
Additional propertyBTL/2nd
£21,300

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

9.0×

Price-to-income

£2,114/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield847 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£285,750
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, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+2.4%

Total change

+108%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.5%

per year

Acceleration

-5.27

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 73 sales

Property Type Mix

Total: 73 sales

Detached16.4%
Semi-detached6.8%
Terraced47.9%
Flat/maisonette28.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£200k£161k-19.5%3.3
Post-dot-com plateau2001–2004£185k£230k+24.1%2.8
Pre-crash peak2005–2007£250k£400k+60%2
GFC & correction2008–2012£270k£445k+64.8%1.4
Help-to-Buy recovery2013–2016£207k£374k+80.7%2.5
Brexit uncertainty2017–2019£368k£460k+25.2%2
Pandemic surge2020–2021£295k£439k+48.8%2
Rate-rise correction2022–2023£470k£435k-7.4%2
Current market2024–2026£423k£415k-1.8%1.7

Price Trajectory by Type

DetachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+-1% alpha

Weakest performer

Flat/maisonette

-3.8% alpha

Detached-1% α
Local
5.1%
District
6.1%
Terraced-1% α
Local
4.9%
District
5.9%
Flat/maisonette-3.8% α
Local
3.7%
District
7.5%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
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
11 min walk
Lloyd Park Tram StopTram
69 min walk
Coombe Lane Tram StopTram
72 min walk
Gravel Hill Tram StopTram
76 min walk
Wandle Park Tram StopTram
77 min walk
No bus stops within 400m

2

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★66 min
Victoria68 min ↑
Waterloo80 min ↑
Canary Wharf83 min ↑
City79 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 park410m
Santander docks (800m)0
Nearest cycle dock9.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed489 Mbps
Median download447 Mbps
Superfast coverage98%
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: 18.8 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 10%
Less green space than 97% 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): 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

18 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 · 2.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

14

Parks (1km)

0

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 (995 m)

No restaurants within 800m — nearest: Rice N Spice (618 m)

Nearest supermarketCo-op Food · 3.6 km
1 tennis courts1 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)

631m

Post office

Nearby shops

Co-op Food984 m
Kenley Wine Merchants997 m

Nearby restaurants

Rice N Spice618 m
Kenley House957 m
Smokin' Grill Steakhouse & Bar997 m
Chicken World997 m

Nearby pubs

The Kenley Hotel995 m
Food hygiene (5-star)63% of 8

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ACS BUSINESS GROUP LTD
ENFACADE LTD
H & L RESOURCES LIMITED
LOBSTER BEACH LIMITED
OBETV INTERNATIONAL LTD

Investment

Investment grade, yield and market outlook

38

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months2

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

17/100

Velocity score

Future outlook

52.1

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,689m
Crossrail 2 route13,410m

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%
Price vs London-18.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
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)
31
Largest scheme
19 homes · Malvern House, Malvern House, Foxley Road, Roke Road, Kenley, CR8 5DY
Pipeline pressure
NONE

Named schemes (500m)

120, 120, Hayes Lane, Kenley, CR8 5HR9 homes
completed
12 Abbots Lane Kenley CR8 5JH, CR8 5JH8 homes
completed
23, 23, Park Road, Kenley, CR8 5AS7 homes
completed
157, 157, Hayes Lane, Kenley, CR8 5HP7 homes
completed
10, Cedar Walk, CR8 5JL4 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 (£422,500)

£8,625

Standard buyer

£0

First-time buyer

Save £8,625

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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Key facts for CR8 5JR

Full postcodeCR8 5JR
Postcode districtCR8
BoroughLondon Borough of Croydon
WardKenley
Latitude51.317856
Longitude-0.107382
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