# House prices in CR7 8 (Thornton Heath)

This article reveals price per square metre data and various charts to help you understand current housing market in Thornton Heath (CR7 8).

## Defining 'CR7 8'

This analysis is limited to properties whose postcode starts with "CR7 8", this is also called the postcode sector. It is shown in red on the map above. There are no official names for postcode sectors so I've just labelled it Thornton Heath.

You can click on the map labels to change to a neighbouring sector, or you can enter a different postcode sector (e.g. CM23 4) below.

FYI, a postcode sector is the full postcode without the last two letters.

## Price per square metre

Knowing the average house price in Thornton Heath is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area
E.g. 55, Burlington Road, Thornton Heath, sold for £600,000 on Feb-2024. Given the internal area of 139 square metres, the price per sqm is £4,316.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-) They may want to convert square meters on this page to square feet.

The chart below is called a histogram, it helps you see the distribution of this house price per sqm data. To make this chart we put the sales data into a series of £ per sqm 'buckets' (e.g. £4,700-£5,000, £5,000-£5,300, £5,300-£5,600 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 249 sales in Thornton Heath (CR7 8) that took place in the last two years.

##### Distribution of £ per sqm for Thornton Heath
Distribution of £ per sqm house prices in Thornton Heath

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in Thornton Heath (CR7 8). Of the 249 transactions, half were sold for between £4,020 and £5,380 per square metre. The median, or 'middle', price per square metre in 'CR7 8' is £4,810. Notably, only 25% of properties that sold recently were valued at more than £5,380 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of homes.

## Price map for Thornton Heath

Do have a look at the interactive price map I created. I find it useful and I am sure it will help you in exploring Thornton Heath. You can zoom in all the way to individual properties and then all the way back out to see the whole country. The colours show the current estimated property values.

House price heatmap for Thornton Heath

## Comparison with neighbouring postcode sectors

The table below shows how 'CR7 8' compares to neighbouring postcode sectors.

Postcode sector Lower quartile Middle quartile Upper quartile
CR7 7 Thornton Heath £3,930 sqm £4,500 sqm £5,250 sqm
CR7 8 Thornton Heath £4,020 sqm £4,810 sqm £5,380 sqm
CR7 6 Ampere Way £3,680 sqm £4,400 sqm £4,820 sqm

## Will Thornton Heath house prices drop in 2024?

I cannot tell the future and don't believe anyone who says they can. I can however plot price trends - I have done this in the chart below for CR7 8 (Thornton Heath) compared with both the wider area CR7 and inflation (CPIH from the Office of National Statistics). The dashed trend lines in the chart show the average over time.

##### Historic price per square metre in Thornton Heath,Thornton Heath
House price trends for Thornton Heath

For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

##### Most recent CR7 8 sales
Recent trends for Thornton Heath

Data from Land Registry comes in gradually over time. I update it every month but it takes about 5 months for the majority of sales for Thornton Heath to be recorded. Disclaimer: I do not verify and cannot guarantee the accuracy of any data shown. Outliers exist in the data, typically these are where the EPC registry records the internal area incorrectly, sometimes although very rarely the Land Registry price paid data can be wrong. The data provided throughout this website about Thornton Heath and any other area, is not financial advice. Any information provided does not and cannot ever take in to account the particular financial situation, objectives or property needs of either you or anyone reading this information.

## Street level data

Street Avg size Avg £sqm Recent sales
Mersham Road, Thornton Heath, CR7 8N 75 sqm £4,240 37
Livingstone Road, Thornton Heath, CR7 8J 83 sqm £4,612 36
Moffat Road, Thornton Heath, CR7 8P 83 sqm £4,485 28
Northwood Road, Thornton Heath, CR7 8H 67 sqm £4,388 25
Norbury Avenue, Thornton Heath, CR7 8A 81 sqm £4,665 23
Grange Park Road, Thornton Heath, CR7 8Q 82 sqm £4,191 21
Heath Road, Thornton Heath, CR7 8N 79 sqm £5,297 19
Beulah Road, Thornton Heath, CR7 8J 63 sqm £4,309 18

## New build activity

Street Avg size Avg £sqm New build sales
Bensham Grove, Thornton Heath, CR7 8E 68 sqm £4,812 9

Bensham Grove, Thornton Heath, CR7 8E has seen 9 new build sales in the last 4 years (average price £325,555). These new build homes typically have an internal area of 68 sqm, with an average price of £4,812 sqm. This £sqm average is £2 above the average for CR7 8. New builds typically command a £ per sqm premium so this is normal.

## Raw data

Our analysis of Thornton Heath is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.