Abbots Lane, Kenley CR8: house prices, homes and local area information
The most common home is a detached house of about 171.11 m² with 8 habitable rooms, of mixed age and most often rated EPC D. 26 addresses are in our records and 45 sales since 1995. Houses have typically sold for £777,500 since 2019, about £4,382 per m².
Abbots Lane ranks 10th of 121 roads in CR8 by typical home value (£777,500), 54% above the CR8 median of £506,000; prices here have risen about 6.2% a year between sales.
Latest recorded sale 10 Jul 2026. How we calculate this.
- What we found
- Houses here sold for a median £777,500 since 2019 (16 sales), about £4,382/m².
- 26 addresses in 2 postcodes: CR8 5JB, CR8 5JH.
- 42% of rated homes are EPC C or better, against 42% across the wider CR8 sample.
- Fastest weekday train to London Victoria 59 min, including the walk to Kenley (800 m).
- In Kenley ward, London Borough of Croydon.
About Abbots Lane, Kenley CR8: a medium-sized street with houses selling around £778k
Abbots Lane is a medium-sized street in Kenley, London Borough of Croydon. We hold 26 addresses on it across 2 postcodes (CR8 5JB, CR8 5JH), in Kenley ward and the Croydon South constituency. The nearest station is Kenley, about 800 m away.
The most common home is a detached house of about 171.11 m² with 8 habitable rooms, of mixed age and most often rated EPC D. 38% of rated homes sit in EPC band D and 42% reach band C or better, compared with 42% across the wider CR8 sample. By type: detached houses 85%, semi-detached houses 15%.
Houses on Abbots Lane sold for a median of £777,500 between 2019 and 2026, with the middle half between £673,959 and £845,375. That is above the CR8 median of £455,000 in our records. Among the 132 CR8 roads we rank, Abbots Lane is 114th for house price per square metre.
Map of Abbots Lane: every home by price per m²
Each dot is one address. Tap a dot for its last sale. Switch the colouring to see where prices, energy ratings and recent sales cluster.
Abbots Lane house prices: every sale on record
Every recorded sale since 1995, with the yearly median as a line. Highest recorded sale £1,285,000 (31 Abbots Lane, 2022); lowest £59,500 (1995).
What a house costs on Abbots Lane: about £778k; semi-detached homes sell for the least and detached homes the most
Prices by type of home for sales since 2019.
| Home type | Homes | Sales since 2019 | Median price | Typical size | £/m² |
|---|---|---|---|---|---|
| Semi-detached | 4 | 4 | £730,000 | 170 m² | £4,293 |
| Detached | 22 | 12 | £790,000 | 165 m² | £4,382 |
£/m² is shown for houses only; flat sales are priced on a different basis and EPC floor areas for flats are less reliable. Values below £2,035 or above £11,191 per m² are treated as errors and excluded.
What a house costs on Abbots Lane
Middle half of 16 house sales since 2019: £673,959 to £845,375; median £777,500.
Abbots Lane against nearby CR8 roads: among the cheapest for house prices per m², 114 of 132
How this road compares with its nearest neighbours.
| Road | Distance | Homes | Median sale | House £/m² | EPC C+ |
|---|---|---|---|---|---|
| Abbots Lane | this road | 26 | £777,500 | £4,382 | 42% |
| Benham Close | 1350 m | 9 | £433,000 | £5,851 | 22% |
| Bishops Close | 1350 m | 18 | £623,500 | £6,828 | 17% |
| Golf Side Mews | 1400 m | 9 | £655,000 | £5,496 | 100% |
| Coulsdon Court Road | 1400 m | 21 | £792,500 | £5,189 | 43% |
| Coulsdon Road | 1500 m | 88 | £550,000 | £4,881 | 36% |
| Tudor Close | 1500 m | 9 | £505,000 | £5,549 | 11% |
| Cearn Way | 1550 m | 14 | £700,000 | £5,156 | 21% |
| Chandos Gardens | 1600 m | 14 | £507,500 | £5,230 | 93% |
Roads with at least 8 addresses in our records, nearest first by distance between road centres. For comparison the whole CR5 sample has a median sale of £500,000, £5,087/m² for houses and 40% rated C or better.
What drives the price on Abbots Lane
Set against the two nearest ranked roads in CR8.
| Measure | Abbots Lane | Hayes Lane | Oakmont Close |
|---|---|---|---|
| Median value | £777,500 | £420,000 | £600,000 |
| Typical floor area | 171.11 m² | 93.5 m² | 111 m² |
| Price per m² | £4,382 | £5,034 | £5,405 |
| Detached homes | 85% | 36% | 0% |
| Flats | 0% | 45% | 0% |
Abbots Lane is 85% dearer than Hayes Lane. The gap is mostly size: the homes here are bigger.
Homes on Abbots Lane: mostly detached, and most are rated EPC D
Type
Tenure when last surveyed
Median home: 171.11 m², 8 habitable rooms.
EPC energy ratings on Abbots Lane
58% of rated homes are D or below, against 58% across the wider CR8 sample.
Does a better rating pay? Houses rated C or better sold for a median £4,053/m² against £4,494/m² for D or lower (5 and 10 sales).
How long people stay on Abbots Lane: about 9.5 years, with resold homes gaining 6.2% a year
Time between consecutive sales of the same home. A short gap often means a quick resale after renovation; a long gap means a settled street.
Years between sales of the same home
Number of repeat sales by years held. 10 of 26 addresses (38%) have sold since 2021.
Biggest gains held 3+ years
| Home | Held | Gain a year |
|---|---|---|
| 31 Abbots Lane £300,000 (2003) → £900,000 (2008) | 5.6 yrs | 21.9% |
| 36 Abbots Lane £310,000 (2005) → £850,000 (2013) | 7.7 yrs | 14.1% |
| 42 Abbots Lane £300,000 (2005) → £920,000 (2018) | 13.2 yrs | 8.9% |
| 51 Abbots Lane £115,000 (1996) → £360,000 (2011) | 14.4 yrs | 8.3% |
| 50 Abbots Lane £645,000 (2019) → £822,500 (2022) | 3.1 yrs | 8.2% |
Latest house sales on Abbots Lane, Kenley
| Address | Type | Sold | Price | Size | £/m² |
|---|---|---|---|---|---|
| 13 Abbots Lane | Detached house | 10 Jul 2026 | £800,000 | – | – |
| 43 Abbots Lane | Detached house | 8 Nov 2024 | £560,000 | 104 m² | £5,385 |
| 48 Abbots Lane | Detached house | 13 Aug 2024 | £1,075,000 | 267 m² | £4,026 |
| 8a Abbots Lane | Semi-detached house | 12 Jul 2024 | £670,835 | 169 m² | £3,969 |
| 8b Abbots Lane | Semi-detached house | 10 Nov 2023 | £685,000 | 169 m² | £4,053 |
| 8c Abbots Lane | Semi-detached house | 2 May 2023 | £775,000 | 171 m² | £4,532 |
| 8 Abbots Lane | Semi-detached house | 31 Mar 2023 | £785,000 | 171 m² | £4,591 |
| 45 Abbots Lane | Detached house | 28 Nov 2022 | £1,150,000 | 281 m² | £4,093 |
| 31 Abbots Lane | Detached house | 25 Aug 2022 | £1,285,000 | 343 m² | £3,746 |
| 50 Abbots Lane | Detached house | 7 Mar 2022 | £822,500 | 116 m² | £7,091 |
A dash in £/m² marks flats, missing floor areas and implausible values (below £2,035 or above £11,191 per m²), which usually mean part-share sales or EPC errors.
The Croydon market: average price £393,714, down 2.2% in a year
HM Land Registry UK House Price Index for Croydon, 2026-06. A mix-adjusted average, so it can differ from the median sale price of one road.
| Type | Authority average |
|---|---|
| Detached | £844,553 |
| Semi-detached | £540,526 |
| Terraced | £399,833 |
| Flat or maisonette | £256,496 |
This road: houses sold for a median of £777,500 since 2019 against an authority-wide average of £393,714 across all home types, so a house here sells for 97% more than the authority average.
Who lives around Abbots Lane, Kenley: 93% of homes are owner-occupied and 57% of workers work from home
Census 2021 for Croydon 042C: 1,482 residents in 538 households around Abbots Lane. The figures describe a small neighbourhood, not any individual.
Who lives here
Age of residents
- Under 1514%
- 15 to 248%
- 25 to 4418%
- 45 to 6429%
- 65 and over31%
Household type
- One person18%
- Couple, no children15%
- Family with children28%
- Other39%
Homes and cars
Tenure
- Owned outright51%
- Mortgage or shared42%
- Private rented6%
- Social rented1%
Cars and vans per household
- No car6%
- 1 car30%
- 2 cars44%
- 3 or more20%
How people get to work
Main way of travelling (671 workers aged 16+)
Health and learning
General health
- Good or very good85%
- Fair10%
- Bad or very bad5%
Highest qualification (16+)
- Degree level or above47%
- A level or equivalent14%
- GCSE level20%
- None11%
Schools near Abbots Lane, Kenley: 11 within 1.8 km, 8 primary, with their latest Ofsted grades
Distances from the Department for Education register, with the latest Ofsted outcome for each school.
| School | Phase | Latest Ofsted | Distance | Records |
|---|---|---|---|---|
| The Hayes Primary School Community school · ages 4-11 | Primary | Good Graded inspection, Jul 2023 | 270 m 4 min walk | DfE · Ofsted report |
| New Valley Primary School Academy sponsor led · ages 4-11 | Primary | Good Confirmed at ungraded visit, Sept 2023 | 670 m 11 min walk | DfE · Ofsted report |
| Harris Primary Academy Kenley Academy sponsor led · ages 3-11 | Primary | No overall grade Quality of education: Outstanding (Jul 2025) | 1.0 km 16 min walk | DfE · Ofsted report |
| Kenley Primary School Academy converter · ages 4-11 | Primary | Requires improvement Graded inspection, Jul 2024 | 1.3 km 22 min walk | DfE · Ofsted report |
| Riddlesdown Collegiate Academy converter · ages 11-19 | Secondary | Outstanding Graded inspection, May 2023 | 1.5 km 25 min walk | DfE · Ofsted report |
| Abingdon House School Purley Other independent special school · ages 10-17 | Special | No Ofsted grade on file (independent, special or new school) | 1.5 km 25 min walk | DfE · Ofsted report |
| Beaumont Primary School Community school · ages 4-11 | Primary | Standards maintained Ungraded visit, Mar 2025 | 1.6 km 26 min walk | DfE · Ofsted report |
| Oasis Academy Byron Academy converter · ages 2-11 | Primary | Good Graded inspection, Sept 2023 | 1.6 km 27 min walk | DfE · Ofsted report |
| St Nicholas School Community special school · ages 4-11 | Special | Requires improvement Graded inspection, Jun 2024 | 1.6 km 27 min walk | DfE · Ofsted report |
| Coulsdon CofE Primary School Voluntary aided school · ages 4-11 | Primary | Requires improvement Graded inspection, Jun 2024 | 1.7 km 27 min walk | DfE · Ofsted report |
| Keston Primary School Academy converter · ages 3-11 | Primary | Good Confirmed at ungraded visit, Mar 2023 | 1.7 km 28 min walk | DfE · Ofsted report |
Ofsted replaced its single-word judgements with report cards for inspections from November 2025, so each school shows its most recent grade on the older scale until it is re-inspected. Distances are straight-line and are not catchment areas; check the council for admissions rules.
Commuting from Abbots Lane: 59 minutes to Victoria by train
Fastest door-to-door journey arriving by 08:30 on a weekday, from the TfL journey planner, including the walk to the station.
Abbots Lane to central London
| Victoria | 59 min | walk 14 min → train 4 min → train 25 min |
| Blackfriars | 66 min | walk 14 min → train 4 min → train 28 min |
Stations near Abbots Lane
| Kenley | 800 m | about 13 min walk |
| Riddlesdown | 1700 m | about 28 min walk |
| Whyteleafe | 1870 m | about 30 min walk |
Walking times estimated from straight-line distance.
Bus routes near Abbots Lane
No bus stops within 450 m of this location.
Living on Abbots Lane, Kenley: stations, shops, schools and green space
The nearest stations are Kenley, about 800 m away, and Riddlesdown, about 1.7 km. In TfL's journey planner the quickest weekday trip arriving by 08:30 reaches London Victoria in 59 minutes, walking included.
Waitrose and Aldi are the nearest supermarkets. GP surgeries in reach include The Moorings Surgery, Old Coulsdon Medical Practice and Downland Surgery. For schools, The Hayes Primary School (good), New Valley Primary School (good) and Harris Primary Academy Kenley are the closest primarys, and Riddlesdown Collegiate (outstanding) is the nearest secondary school at 1.5 km. Admissions rules and catchments vary, so check them with Croydon before relying on distance.
Riddlesdown, Bourne Park, Kenley Common and Grange Park are the nearest named green spaces. Our Kenley guide covers the wider area in more detail.
Energy use around Abbots Lane: homes nearby use 82% more gas than the typical English neighbourhood, and 19% less than in 2019
Average domestic energy use per meter in Croydon 042C (577 gas meters, 602 electricity meters), 2024, from the Department for Energy Security and Net Zero.
Gas, kWh per meter per year
Higher than 99% of neighbourhoods in Great Britain. Median meter here: 19,471 kWh.
Electricity, kWh per meter per year
Higher than 95% of neighbourhoods. Median meter here: 3,653 kWh.
Older and larger homes, gas heating and electric cars all push use up; falling use since 2019 reflects higher prices, milder weather and efficiency work. Figures describe the area, not any single home.
Air quality and noise near Abbots Lane: NO₂ 10 µg/m³, inside the UK legal limit and within the WHO guideline
Modelled annual averages for the 1 km square around this location, from Defra's 2023 background maps. Readings beside busy roads are higher.
| Pollutant | This square | WHO guideline | UK legal limit |
|---|---|---|---|
| Nitrogen dioxide (NO₂) | 10 | 10 | 40 |
| Fine particles (PM2.5) | 7.1 | 5 | 20 |
| Coarse particles (PM10) | 11.4 | 15 | 40 |
µg/m³, annual mean. The area sits inside the Croydon air quality management area.
- Height above sea level
- 151 m
- Air quality management area
- Yes
Defra noise maps cover major roads and railways only (above 55 dB), so "no contour" does not mean silent. Height from the Copernicus 90 m elevation model via Open-Meteo.
Shops, doctors and services near Abbots Lane: supermarket, GP, pharmacy, library, and 6 EV charging sites within 6 km
Nearest of each kind, from OpenStreetMap, measured in a straight line from the postcode.
| Service | Nearest | Distance | Within 2 km |
|---|---|---|---|
| GP surgery | The Moorings Surgery | 820 m | 9 |
| Pharmacy | Holmes Pharmacy | 1.6 km | 17 |
| Dentist | Crossways Dental | 1.8 km | 16 |
| Supermarket | Waitrose | 2.3 km | 6 |
| Library | Bradmore Green Library | 1.7 km | 6 |
| Post office | Old Lodge Lane Post Office | 760 m | 9 |
| Park or green space | Riddlesdown | 1.0 km | 35 |
| Hospital | Purley War Memorial Hospital | 2.6 km | 1 |
Electric vehicle charging near Abbots Lane
627 public charging devices in Croydon (140 rapid, 50 kW or more), or 153 per 100,000 people. That ranks 129 of 318 local authorities in Great Britain (median 137), as at 1 July 2026.
6 mapped sites within 6 km, nearest first
| ESB Energy | 3 bays | 1.0 km |
| ESB Energy | 3 bays | 1.1 km |
| ESB Energy | 3 bays | 1.2 km |
| BP Pulse | 2 bays | 1.7 km |
| Public charge point | 2.1 km |
Show 1 more sites
| BP Pulse | 6 bays | 2.2 km |
Authority counts: Department for Transport, public charging device statistics. Site locations are community-mapped in OpenStreetMap, so newer sites can be missing.
Who represents Abbots Lane: MP and councillors
Crime, food and planning around Abbots Lane
Crime and policing near Abbots Lane
833 police reports in 12 months within about a mile of Abbots Lane
What was reported
Latest 6 months: 411, earlier 6 months: 422.
Police-recorded incidents mapped to the nearest street within roughly a mile, so a road near the town centre shows more shoplifting and anti-social behaviour than a quiet cul-de-sac nearby. Counts show what was reported, not how safe any home is.
Food and drink near Abbots Lane
55 food businesses with a published rating within 500 m, 32 rated 5 (very good). Nearest: Acorn Lodge Residential Care Home (148 m, rated 4); Aspens Services At The Hayes Primary School (243 m, rated 4); Hill House Nursing Home (498 m, rated 5); Old Lodge Lane Baptist Church Food Stop (638 m, rated 5).
Planning designations around Abbots Lane
- Conservation area
- No
- Green belt
- No
- Listed building on plot
- No
- Air quality management area
- Yes (Croydon AQMA)
- Ward
- Kenley
- Planning authority
- Croydon LPA
Photos of Abbots Lane and the streets around it
Openly licensed photos taken close to this location on Wikimedia Commons. They show the surroundings, not necessarily this exact address.
Stamp duty, mortgage and solar calculators for a Abbots Lane home
Buying at the median house price on this road (£777,500).
Residential rates in England from April 2025. Check gov.uk before relying on this.
Repayment mortgage, illustrative. The rate is an example; check a lender’s current rate before relying on it.
1002 kWh per kWp a year from PVGIS at this location (35° pitch, south-facing, 14% losses). Costs and prices are typical assumptions you can edit.
Council tax on Abbots Lane: Band D is £2,600 a year in Croydon, up 4.8% on last year
Charge for 2026 to 2027, Ministry of Housing, Communities and Local Government.
The average Band D council tax in Croydon is £2,600 for 2026 to 2027, £208 above the England average of £2,392. That ranks Croydon 36th highest of 296 billing authorities, and the charge rose from £2,480 last year. Next door in Reigate and Banstead, Band D is £2,567, £33 less than in Croydon, so which side of a council boundary a home sits on changes the bill by about £33 a year at Band D.
Your own bill depends on your property's band. In England bands are set from the home's estimated value on 1 April 1991, so a Band C home pays eight ninths of the Band D charge and a Band F home thirteen ninths. The figures below are the charge for each band in Croydon, before any discount or reduction, and they include the county or borough, police, fire and any parish or GLA precepts averaged across the authority.
| Band | Per year | Per month (12 payments) |
|---|---|---|
| Band A | £1,733 | £144 |
| Band B | £2,022 | £169 |
| Band C | £2,311 | £193 |
| Band D | £2,600 | £217 |
| Band E | £3,178 | £265 |
| Band F | £3,755 | £313 |
| Band G | £4,333 | £361 |
| Band H | £5,200 | £433 |
You can check or challenge a home's band on the GOV.UK "Find your Council Tax band" service.
.jpg){kind=link}
Abbots Lane, Kenley: questions people ask
What is the average house price on Abbots Lane, Kenley?
Houses on Abbots Lane sold for a median of £777,500 since 2019 from 16 sales, and the median across all home types is £777,500.
Which council covers Abbots Lane?
Abbots Lane is in Kenley ward in London Borough of Croydon, and in the Croydon South parliamentary constituency.
How far is Abbots Lane from the nearest station?
Kenley is about 800 m from the middle of Abbots Lane, around 13 minutes' walk, and Riddlesdown is 1700 m away.
What energy rating do homes on Abbots Lane have?
42% of rated homes on Abbots Lane are EPC band C or better, against 42% across CR8.
What council tax do you pay on Abbots Lane?
Band D council tax in Croydon is £2,600 for 2026 to 2027, against an England average of £2,392.
Which schools are near Abbots Lane?
The nearest schools include The Hayes Primary School (270 m), New Valley Primary School (670 m) and Harris Primary Academy Kenley (1.0 km). Distances are straight-line and are not catchment areas.
How much does a house cost on Abbots Lane?
Houses sold since 2019 had a median price of £777,500 from 16 recorded sales; the middle half sold between £673,959 and £845,375.
How is this calculated?
Sales come from HM Land Registry Price Paid Data, and floor areas and energy ratings from the EPC register. Medians use sales since 2019; £/m² uses houses only. See the method note below.
Answers use data checked monthly. Sources are named in each answer.
Every address on Abbots Lane, Kenley CR8
26 addresses in our records. Filter by number.
| Address | Type | Size | EPC | Last sale | £/m² |
|---|---|---|---|---|---|
| 7 Abbots Lane | Detached | 236 m² | C | £757,000 · 2016 | £3,208 |
| 8 Abbots Lane | Semi-detached | 171 m² | B | £785,000 · 2023 | £4,591 |
| 8a Abbots Lane | Semi-detached | 169 m² | B | £670,835 · 2024 | £3,969 |
| 8b Abbots Lane | Semi-detached | 169 m² | B | £685,000 · 2023 | £4,053 |
| 8c Abbots Lane | Semi-detached | 171 m² | B | £775,000 · 2023 | £4,532 |
| 13 Abbots Lane | Detached | – | C | £800,000 · 2026 | – |
| 18 Abbots Lane | Detached | 256 m² | E | £825,000 · 2015 | £3,223 |
| 23 Abbots Lane | Detached | 190 m² | D | £675,000 · 2020 | £3,553 |
| 24 Abbots Lane | Detached | 160 m² | E | £670,000 · 2020 | £4,188 |
| 27 Abbots Lane | Detached | 159 m² | E | £914,000 · 2019 | £5,748 |
| 28 Abbots Lane | Detached | 204 m² | B | £285,000 · 1999 | £1,397 |
| 29 Abbots Lane | Detached | 187 m² | D | £592,000 · 2014 | £3,166 |
Method. Statistics are computed from the 26 addresses on this road in our records. Medians use sales since 2019 unless stated.