Kenley · Croydon · Croydon South constituency · 51.32784, -0.10687

CR8 5ND— Kenley, Croydon

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

The family fortress

 

Schools 100%Safety 76/100Transport 36/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
76
Schools
100
Transport
36
Environment
85
Investment
35

The bottom line

CR8 5ND offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

CR8 5ND

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+4.0% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for CR8 5ND

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How CR8 5ND 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 · 4 min walk

KS2: 106.7

★★★

Secondary

Riddlesdown Collegiate

Outstanding · Inspected Mar 2023 · 17 min walk

P8: +0.18A8: 51.3

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.5 incidents per 1,000 residents

Better than 57% of London
↑ Rising 820.0%

-13% vs borough

Crime by type

Other35%
Violence & sexual offences26%
Anti-social behaviour17%
Burglary8%
Vehicle crime5%
Drug offences4%
Robbery4%
Theft0%

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 13% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

CR8 district median

£450,000

Based on 213 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£5,573/m²
Price per ft²£518/ft²
Avg floor area76 m²

EPC breakdown

C
3%
D
21%
E
4%

Based on 28 properties · Confidence: medium

Street mix

Semi 2%Terraced 99%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield847 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£190,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.6%

Total change

+536%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.3%

per year

Acceleration

+4.17

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 68 sales

Property Type Mix

Total: 68 sales

Semi-detached1.5%
Terraced98.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£67k£110k+65.4%2.2
Post-dot-com plateau2001–2004£130k£195k+50%3.5
Pre-crash peak2005–2007£178k£250k+40.4%2.7
GFC & correction2008–2012£244k£247k+1%1.6
Help-to-Buy recovery2013–2016£240k£339k+41.3%2
Brexit uncertainty2017–2019£378k£369k-2.5%2.7
Pandemic surge2020–2021£378k£290k-23.3%2
Rate-rise correction2022–2023£430k£418k-2.9%2
Current market2025–2025£423k£423k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
6.6%
District
6.3%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing2
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
7 min walk
Lloyd Park Tram StopTram
56 min walk
Coombe Lane Tram StopTram
61 min walk
Wandle Park Tram StopTram
64 min walk
Church Street Tram StopTram
64 min walk
No bus stops within 400m

15

Walkability score

20

Footpaths (500m)

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

7

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)40
Nearest car park427m
Santander docks (800m)0
Nearest cycle dock8.7 km

Nearby car parks

🅿️
Riddlesdown Common35 spaces· yes
533m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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 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: 17.7 km away✗ Not Green Belt✗ Not AONB58% green spaceTree canopy: 13%
More green space than 98% of London

Nearest SSSI: Riddlesdown SSSI — 1.0 km

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

KESTON MEDICAL PRACTICE

PURLEY WAR MEMORIAL HOSP, 856 BRIGHTON ROAD, CR8 2YL

19 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalPurley War Memorial Hospital · 1.5 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

10

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Kenley Hotel (480 m)

Nearest supermarketBudgens · 4.1 km
1 tennis courts

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)

822m

Post office

Nearby shops

Kenley News160 m
Drinks Paradise173 m
Co-op Food455 m
Kenley Wine Merchants536 m

Nearby cafes

Max & Andria's Top Cafe189 m

Nearby restaurants

Dhaba Grill48 m
Hot Wok49 m
Perfect Kebab151 m
Kenley House458 m

Nearby pubs

The Kenley Hotel480 m

Nearby gyms

Purley Bury Tennis Club1.2 km

Nearby pharmacies

Riddlesdown Pharmacy822 m
Food hygiene (5-star)58% of 19

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

A

High street health

Investment

Investment grade, yield and market outlook

35

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
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score17/100
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

49.8

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,008m
Crossrail 2 route12,490m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,717 nationally

1,629

Est. population

4,471/km²

69%

Employed

47%

Degree educated

£43,700

Median income

3.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

52

Community stability

Age profile

24%
21%
23%
18%
14%
Under 1824%
18–3421%
35–4923%
50–6418%
65+14%

Tenure

22%
48%
21%
Own outright22%
Own (mortgage)48%
Private rent21%
Social rent9%
Shared ownership1%
Rent free0%

Ethnicity

59%
White British59%
White Other11%
Asian11%
Black9%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine14%
No car household20%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Private rent21%
Social rent9%

vs. London

Income vs London+4.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (3 years)
1
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
40 homes · 23 - 27, 23 - 27, Godstone Road, Purley, CR8 2AN
Pipeline pressure
NONE

Named schemes (500m)

FORMER ROKE PRIMARY SCHOOL SITE, FORMER ROKE PRIMARY SCHOOL SITE, PURLEY VALE, CR829 homes
completed
Malvern House, Malvern House, Foxley Road, Roke Road, Kenley, CR8 5DY19 homes
completed
AT 106 & R/O 102-108, AT 106 & R/O 102-108, DOWNS COURT ROAD, CR2 1BD15 homes
completed
5 - 6, 5 - 6, Greyfields Close, Godstone Road, Purley, CR8 2AN13 homes
completed
69, 69, Lower Road, Kenley, CR8 5NH11 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 5ND

Full postcodeCR8 5ND
Postcode districtCR8
BoroughLondon Borough of Croydon
WardKenley
Latitude51.327839
Longitude-0.106870
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