Kenley · Croydon · Croydon South constituency · 51.32246, -0.11387

CR8 5LS— Kenley, Croydon

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

London's quiet achiever

 

Schools 50%Safety 81/100Transport 23/100Low yield 3.33%

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
55
Safety
81
Schools
30
Transport
23
Environment
88
Investment
40

The bottom line

CR8 5LS offers low crime and a green environment — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 53 min to london bridge — above average for this zone.

Less suited to Families.

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Location

CR8 5LS

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+0.0% vs London avg
vs London crime-57.0% vs London avg

Deep-dive guides for CR8 5LS

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How CR8 5LS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

New Valley Primary School

Not yet inspected · 10 min walk

KS2: 105.7

—

Secondary

Oasis Academy Coulsdon

Not yet inspected · 31 min walk

P8: -0.11A8: 46.7

50% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Purley Nursery School

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

27.8 incidents per 1,000 residents

Better than 80% of London
↑ Rising 557.1%

from a low base — still below London average

-57% vs borough

Crime by type

Vehicle crime28%
Violence & sexual offences24%
Other20%
Burglary13%
Anti-social behaviour7%
Drug offences7%
Robbery2%
Theft0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Purley Fire Station · 1.3km

Crime is 57% below London average

Property

Prices, sales volume and market trends

Avg floor area198 m²

EPC breakdown

C
1%
D
1%
E
1%

Based on 3 properties · Confidence: low

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£495,000
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, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,009
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+6.2%

Total change

+351%

Market Activity

Price Velocity & Acceleration

Current Velocity

+61.3%

per year

Acceleration

-118.36

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £700k+ · 4 sales

Property Type Mix

Total: 4 sales

Detached100%

By decade

1990s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£190k£190k+0%2
Help-to-Buy recovery2013–2013£530k£530k+0%1
Pandemic surge2021–2021£855k£855k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Reedham (Surrey)

Nearby stations

Reedham (Surrey)National Rail
15 min walk
Lloyd Park Tram StopTram
65 min walk
Coombe Lane Tram StopTram
70 min walk
Wandle Park Tram StopTram
71 min walk
Church Street Tram StopTram
72 min walk
No bus stops within 400m

3

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★53 min
Victoria61 min ↑
Waterloo69 min ↑
Canary Wharf71 min ↑
City69 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 park437m
Santander docks (800m)0
Nearest cycle dock9.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed20 Mbps
Median download20 Mbps
Superfast coverage0%
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: 18.2 km away✗ Not Green Belt✗ Not AONB67% green spaceTree canopy: 10%
More green space than 99% 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): 2

Landslide susceptibility: Medium

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

22 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 · 2.0 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketBudgens · 4.6 km
9 tennis courts1 sports halls

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)

739m

Post office

Nearby shops

Kenley News862 m
Drinks Paradise867 m

Nearby cafes

Max & Andria's Top Cafe875 m

Nearby restaurants

Rice N Spice773 m
Dhaba Grill820 m
Hot Wok821 m
Perfect Kebab858 m

Nearby gyms

Reedham Park Tennis Club268 m
Food hygiene (5-star)78% of 9

Business

Local businesses registered here

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

High street

E

High street health

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

32

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,753m
Crossrail 2 route12,740m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,361 nationally

1,654

Est. population

2,868/km²

59%

Employed

50%

Degree educated

£42,000

Median income

2.0%

Claimant rate

SuburbanLow densityOwner occupiers / families

66

Community stability

Age profile

23%
21%
24%
20%
Under 1823%
18–3411%
35–4921%
50–6424%
65+20%

Tenure

42%
52%
Own outright42%
Own (mortgage)52%
Private rent5%
Social rent1%
Shared ownership0%
Rent free0%

Ethnicity

57%
20%
White British57%
White Other6%
Asian20%
Black8%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine8%
No car household7%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent5%
Social rent1%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
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)
9
Largest scheme
19 homes · Malvern House, Malvern House, Foxley Road, Roke Road, Kenley, CR8 5DY
Pipeline pressure
NONE

Named schemes (500m)

RED TILES, RED TILES, FOXLEY ROAD, CR2 5LQ10 homes
completed
1 The Grange Firs Road Kenley CR8 5LH, Firs Road, CR8 5LH9 homes
completed
123, 123, Old Lodge Lane, Purley, CR8 4AU9 homes
completed
5 Highland Road Purley CR8 2HS, CR8 2HS9 homes
completed
90A, Higher Drive, CR8 2HJ9 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 5LS

Full postcodeCR8 5LS
Postcode districtCR8
BoroughLondon Borough of Croydon
WardKenley
Latitude51.322457
Longitude-0.113866
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