Bencombe Road, Purley CR8: house prices, homes and local area information
The most common home is a detached house of about 125 m² with 6 habitable rooms, of mixed age and most often rated EPC D. 11 addresses are in our records and 21 sales since 1995. Houses have typically sold for £640,000 since 2019, about £4,643 per m².
Bencombe Road ranks 30th of 121 roads in CR8 by typical home value (£640,000), 26% above the CR8 median of £506,000; prices here have risen about 5.4% a year between sales.
Latest recorded sale 3 May 2024. How we calculate this.
- What we found
- Houses here sold for a median £640,000 since 2019 (5 sales), about £4,643/m².
- 11 addresses in 1 postcode: CR8 4DR.
- 0% of rated homes are EPC C or better, against 42% across the wider CR8 sample.
- Fastest weekday train to London Victoria 50 min, including the walk to Reedham (470 m).
- In Kenley ward, London Borough of Croydon.
About Bencombe Road, Purley CR8: a short street with houses selling around £640k
Bencombe Road is a short street in Purley, London Borough of Croydon. We hold 11 addresses on it in CR8 4DR, in Kenley ward and the Croydon South constituency. The nearest station is Reedham, about 470 m away.
The most common home is a detached house of about 125 m² with 6 habitable rooms, of mixed age and most often rated EPC D. 45% of rated homes sit in EPC band D and 0% reach band C or better, compared with 42% across the wider CR8 sample. By type: detached houses 64%, semi-detached houses 36%.
Houses on Bencombe Road sold for a median of £640,000 between 2019 and 2026, with the middle half between £520,000 and £640,000. That is above the CR8 median of £455,000 in our records. Among the 132 CR8 roads we rank, Bencombe Road is 99th for house price per square metre.
Map of Bencombe Road: 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.
Bencombe Road house prices: every sale on record
Every recorded sale since 1995. Highest recorded sale £640,000 (5 Bencombe Road, 2022); lowest £108,000 (1996).
What a house costs on Bencombe Road: about £640k
Prices by type of home for sales since 2019.
| Home type | Homes | Sales since 2019 | Median price | Typical size | £/m² |
|---|---|---|---|---|---|
| Semi-detached | 4 | 2 | £573,750 | 137.5 m² | £4,161 |
| Detached | 7 | 3 | £640,000 | 112 m² | £5,203 |
£/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 Bencombe Road
Middle half of 5 house sales since 2019: £520,000 to £640,000; median £640,000.
Bencombe Road against nearby CR8 roads: among the cheapest for house prices per m², 99 of 132
How this road compares with its nearest neighbours.
| Road | Distance | Homes | Median sale | House £/m² | EPC C+ |
|---|---|---|---|---|---|
| Bencombe Road | this road | 11 | £640,000 | £4,643 | 0% |
| Stoats Nest Road | 700 m | 10 | £360,000 | £4,675 | 10% |
| The Drive | 950 m | 28 | £787,067 | £4,340 | 25% |
| Stoats Nest Village | 950 m | 13 | £450,000 | £4,963 | 8% |
| Cearn Way | 1050 m | 14 | £700,000 | £5,156 | 21% |
| The Vale | 1050 m | 15 | £565,000 | £5,338 | 40% |
| The Ridge | 1050 m | 23 | £587,500 | £5,322 | 0% |
| Byron Avenue | 1150 m | 15 | £630,000 | £4,959 | 13% |
| South Drive | 1250 m | 22 | £390,000 | £6,160 | 59% |
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 Bencombe Road
Set against the two nearest ranked roads in CR8.
| Measure | Bencombe Road | Burcott Road | Reedham Drive |
|---|---|---|---|
| Median value | £640,000 | £753,000 | £390,000 |
| Typical floor area | 125 m² | 138 m² | 66 m² |
| Price per m² | £4,643 | £4,794 | £4,513 |
| Detached homes | 64% | 56% | 10% |
| Flats | 0% | 0% | 69% |
Bencombe Road is 15% cheaper than Burcott Road. The gap is a mix of size and price per square metre.
Homes on Bencombe Road: mostly detached, and most are rated EPC D
Type
Tenure when last surveyed
Median home: 125 m², 6 habitable rooms.
EPC energy ratings on Bencombe Road
100% of rated homes are D or below, against 58% across the wider CR8 sample.
How long people stay on Bencombe Road: about 12.7 years, with resold homes gaining 5.4% 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. 3 of 11 addresses (27%) have sold since 2021.
Biggest gains held 3+ years
| Home | Held | Gain a year |
|---|---|---|
| 29 Bencombe Road £108,000 (1996) → £311,000 (2009) | 13.3 yrs | 8.3% |
| 21 Bencombe Road £113,000 (1996) → £640,000 (2021) | 25.0 yrs | 7.2% |
| 33 Bencombe Road £361,000 (2014) → £507,500 (2019) | 5.0 yrs | 7.0% |
| 27 Bencombe Road £168,000 (1999) → £520,000 (2020) | 21.3 yrs | 5.4% |
| 5 Bencombe Road £335,000 (2009) → £640,000 (2022) | 12.4 yrs | 5.4% |
Latest house sales on Bencombe Road, Purley
| Address | Type | Sold | Price | Size | £/m² |
|---|---|---|---|---|---|
| 31 Bencombe Road | Detached house | 3 May 2024 | £640,000 | 107 m² | £5,981 |
| 5 Bencombe Road | Semi-detached house | 18 Mar 2022 | £640,000 | 142 m² | £4,507 |
| 21 Bencombe Road | Detached house | 18 May 2021 | £640,000 | 123 m² | £5,203 |
| 27 Bencombe Road | Detached house | 17 Nov 2020 | £520,000 | 112 m² | £4,643 |
| 33 Bencombe Road | Semi-detached house | 29 Mar 2019 | £507,500 | 133 m² | £3,816 |
| 25 Bencombe Road | Detached house | 8 Nov 2018 | £550,000 | 125 m² | £4,400 |
| 37 Bencombe Road | Detached house | 17 Jan 2018 | £567,000 | 151 m² | £3,755 |
| 19 Bencombe Road | Detached house | 19 Aug 2016 | £588,000 | 95 m² | £6,189 |
| 25 Bencombe Road | Detached house | 8 Mar 2016 | £481,500 | 125 m² | £3,852 |
| 7 Bencombe Road | Semi-detached house | 20 Jun 2014 | £450,000 | 125 m² | £3,600 |
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 £640,000 since 2019 against an authority-wide average of £393,714 across all home types, so a house here sells for 63% more than the authority average.
Who lives around Bencombe Road, Purley: 94% of homes are owner-occupied and 55% of workers work from home
Census 2021 for Croydon 041D: 1,658 residents in 575 households around Bencombe Road. The figures describe a small neighbourhood, not any individual.
Who lives here
Age of residents
- Under 1518%
- 15 to 249%
- 25 to 4420%
- 45 to 6432%
- 65 and over20%
Household type
- One person14%
- Couple, no children18%
- Family with children37%
- Other32%
Homes and cars
Tenure
- Owned outright42%
- Mortgage or shared52%
- Private rented5%
- Social rented1%
Cars and vans per household
- No car7%
- 1 car38%
- 2 cars37%
- 3 or more18%
How people get to work
Main way of travelling (783 workers aged 16+)
Health and learning
General health
- Good or very good86%
- Fair10%
- Bad or very bad4%
Highest qualification (16+)
- Degree level or above50%
- A level or equivalent14%
- GCSE level21%
- None9%
Schools near Bencombe Road, Purley: 12 within 1.8 km, 7 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 |
|---|---|---|---|---|
| Beaumont Primary School Community school · ages 4-11 | Primary | Standards maintained Ungraded visit, Mar 2025 | 110 m 2 min walk | DfE · Ofsted report |
| St Nicholas School Community special school · ages 4-11 | Special | Requires improvement Graded inspection, Jun 2024 | 150 m 2 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) | 830 m 14 min walk | DfE · Ofsted report |
| St David's School Other independent school · ages 3-11 | Other | No Ofsted grade on file (independent, special or new school) | 1.1 km 18 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) | 1.1 km 19 min walk | DfE · Ofsted report |
| Woodcote Primary School Academy converter · ages 3-11 | Primary | No overall grade Quality of education: Good (Jul 2025) | 1.4 km 22 min walk | DfE · Ofsted report |
| New Valley Primary School Academy sponsor led · ages 4-11 | Primary | Good Confirmed at ungraded visit, Sept 2023 | 1.4 km 23 min walk | DfE · Ofsted report |
| The Hayes Primary School Community school · ages 4-11 | Primary | Good Graded inspection, Jul 2023 | 1.4 km 23 min walk | DfE · Ofsted report |
| Woodcote High School Academy converter · ages 11-19 | Secondary | Good Confirmed at ungraded visit, Mar 2024 | 1.5 km 24 min walk | DfE · Ofsted report |
| Purley Nursery School Local authority nursery school · ages 2-5 | Nursery | Outstanding Confirmed at ungraded visit, Dec 2023 | 1.6 km 26 min walk | DfE · Ofsted report |
| Oasis Academy Byron Academy converter · ages 2-11 | Primary | Good Graded inspection, Sept 2023 | 1.7 km 28 min walk | DfE · Ofsted report |
| Christ Church CofE Primary School (Purley) Voluntary aided school · ages 4-11 | Primary | Good Confirmed at ungraded visit, May 2022 | 1.8 km 29 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 Bencombe Road: 50 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.
Bencombe Road to central London
| Victoria | 50 min | walk 25 min → train 25 min |
| Blackfriars | 53 min | walk 25 min → train 28 min |
Stations near Bencombe Road
| Reedham | 470 m | about 8 min walk |
| Purley | 1130 m | about 18 min walk |
| Coulsdon Town | 1230 m | about 20 min walk |
Walking times estimated from straight-line distance.
Bus routes near Bencombe Road
4 bus stops within 450 m, served by routes 312. Nearest stop: Burcott Road, 167 m away.
Living on Bencombe Road, Purley: stations, shops, schools and green space
The nearest stations are Reedham, about 470 m away, and Purley, about 1.1 km. In TfL's journey planner the quickest weekday trip arriving by 08:30 reaches London Victoria in 50 minutes, walking included. 1 bus routes serve stops within a few minutes' walk: 312, with Burcott Road the closest stop.
Tesco Extra and Waitrose are the nearest supermarkets. GP surgeries in reach include The Coulsdon Medical Practice, The Moorings Surgery and Bramley Avenue Surgery. For schools, Beaumont Primary School, Harris Primary Academy Kenley and Woodcote Primary School are the closest primarys, and Woodcote High School (good) is the nearest secondary school at 1.5 km. Admissions rules and catchments vary, so check them with Croydon before relying on distance.
The Glade, Woodcote Village Green, Bleakfield Shaw and Rotary Field are the nearest named green spaces. Our Purley guide covers the wider area in more detail.
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Energy use around Bencombe Road: homes nearby use 75% more gas than the typical English neighbourhood, and 25% less than in 2019
Average domestic energy use per meter in Croydon 041D (631 gas meters, 639 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: 19,391 kWh.
Electricity, kWh per meter per year
Higher than 94% of neighbourhoods. Median meter here: 3,683 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 Bencombe Road: NO₂ 11 µg/m³, inside the UK legal limit and above 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) | 11 | 10 | 40 |
| Fine particles (PM2.5) | 7.4 | 5 | 20 |
| Coarse particles (PM10) | 11.8 | 15 | 40 |
µg/m³, annual mean. The area sits inside the Croydon air quality management area.
- Height above sea level
- 96 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 Bencombe Road: 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 Coulsdon Medical Practice | 1.2 km | 11 |
| Pharmacy | Tesco Instore Pharmacy | 1.0 km | 17 |
| Dentist | Ivory Dental | 880 m | 16 |
| Supermarket | Tesco Extra | 1.0 km | 5 |
| Library | Purley Library | 1.3 km | 6 |
| Post office | Purley Post Office | 1.3 km | 9 |
| Park or green space | The Glade | 500 m | 34 |
| Hospital | Purley War Memorial Hospital | 1.5 km | 1 |
Electric vehicle charging near Bencombe Road
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
| Public charge point | 600 m | |
| ESB Energy | 3 bays | 930 m |
| ESB Energy | 3 bays | 1.4 km |
| Public charge point | 1.4 km | |
| Public charge point | 1.4 km |
Show 1 more sites
| BP Pulse | 6 bays | 1.4 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 Bencombe Road: MP and councillors
Crime, food and planning around Bencombe Road
Crime and policing near Bencombe Road
2,374 police reports in 12 months within about a mile of Bencombe Road
What was reported
Latest 6 months: 1251, earlier 6 months: 1123.
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 Bencombe Road
56 food businesses with a published rating within 500 m, 38 rated 5 (very good). Nearest: Aspens Services At St Nicholas School (152 m, rated 5); Purley Day Nursery & Montessori Centre (155 m, rated 5); Ferncroft (155 m, rated 4); Little Learners Day Nursery (221 m, rated 5).
Planning designations around Bencombe Road
- 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 Bencombe Road 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 Bencombe Road home
Buying at the median house price on this road (£640,000).
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.
1000 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 Bencombe Road: 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.
Bencombe Road, Purley: questions people ask
What is the average house price on Bencombe Road, Purley?
Houses on Bencombe Road sold for a median of £640,000 since 2019 from 5 sales, and the median across all home types is £640,000.
Which council covers Bencombe Road?
Bencombe Road is in Kenley ward in London Borough of Croydon, and in the Croydon South parliamentary constituency.
How far is Bencombe Road from the nearest station?
Reedham is about 470 m from the middle of Bencombe Road, around 8 minutes' walk, and Purley is 1130 m away.
What energy rating do homes on Bencombe Road have?
0% of rated homes on Bencombe Road are EPC band C or better, against 42% across CR8.
What council tax do you pay on Bencombe Road?
Band D council tax in Croydon is £2,600 for 2026 to 2027, against an England average of £2,392.
Which schools are near Bencombe Road?
The nearest schools include Beaumont Primary School (110 m), Harris Primary Academy Kenley (1.1 km) and Woodcote Primary School (1.4 km). Distances are straight-line and are not catchment areas.
How much does a house cost on Bencombe Road?
Houses sold since 2019 had a median price of £640,000 from 5 recorded sales; the middle half sold between £520,000 and £640,000.
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 Bencombe Road, Purley CR8
11 addresses in our records. Filter by number.
| Address | Type | Size | EPC | Last sale | £/m² |
|---|---|---|---|---|---|
| 5 Bencombe Road | Semi-detached | 142 m² | D | £640,000 · 2022 | £4,507 |
| 7 Bencombe Road | Semi-detached | 125 m² | E | £450,000 · 2014 | £3,600 |
| 19 Bencombe Road | Detached | 95 m² | E | £588,000 · 2016 | £6,189 |
| 21 Bencombe Road | Detached | 123 m² | D | £640,000 · 2021 | £5,203 |
| 25 Bencombe Road | Detached | 125 m² | D | £550,000 · 2018 | £4,400 |
| 27 Bencombe Road | Detached | 112 m² | D | £520,000 · 2020 | £4,643 |
| 29 Bencombe Road | Detached | 89.92 m² | D | £311,000 · 2009 | £3,459 |
| 31 Bencombe Road | Detached | 107 m² | E | £640,000 · 2024 | £5,981 |
| 33 Bencombe Road | Semi-detached | 133 m² | E | £507,500 · 2019 | £3,816 |
| 35 Bencombe Road | Semi-detached | 128 m² | E | £145,000 · 1998 | £1,133 |
| 37 Bencombe Road | Detached | 151 m² | F | £567,000 · 2018 | £3,755 |
Method. Statistics are computed from the 11 addresses on this road in our records. Medians use sales since 2019 unless stated.