Crystal Palace & Upper Norwood · Croydon · Streatham and Croydon North constituency · 51.41931, -0.07933

SE19 2ET— Crystal Palace & Upper Norwood, Croydon

Location and area intelligence for SE19 2ET, Crystal Palace & Upper Norwood, Croydon

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 62/100Transport 48/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
69
Safety
62
Schools
90
Transport
48
Environment
80
Investment
51

The bottom line

SE19 2ET offers exceptional schools (100% Good/Outstanding) and a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

SE19 2ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.5% vs London avg
vs London crime+116.0% vs London avg

Deep-dive guides for SE19 2ET

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

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“High-connectivity investment target”

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How SE19 2ET has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Paxton Primary School

Good · Inspected Jun 2024 · 4 min walk

KS2: 104.6

—

Secondary

Harris City Academy Crystal Palace

Not yet inspected · Inspected Apr 2025 · 11 min walk

P8: +0.29A8: 51.8

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

140.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1637.5%

+116% vs borough

Crime by type

Other34%
Violence & sexual offences23%
Anti-social behaviour19%
Burglary6%
Vehicle crime6%
Robbery5%
Drug offences4%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 2.0km

Crime is +116% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,181/m²
Price per ft²£574/ft²
Avg floor area63.9 m²

EPC breakdown

B
2%
C
18%
D
9%
E
1%

Based on 30 properties · Confidence: high

Street mix

Terraced 36%Flat 61%Other 3%

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 yield851 kWh/kWp/yr
Rebuild cost estimate£159,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+7.5%

Total change

+558%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.2%

per year

Acceleration

-226.10

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 25 sales

Property Type Mix

Total: 25 sales

Terraced36%
Flat/maisonette64%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£64k£87k+35.9%2
Post-dot-com plateau2002–2004£85k£100k+17.6%2
Pre-crash peak2005–2007£105k£200k+90.5%2
GFC & correction2010–2012£249k£225k-9.6%1
Help-to-Buy recovery2014–2015£240k£169k-29.6%1.5
Brexit uncertainty2019–2019£155k£155k+0%1
Pandemic surge2021–2021£485k£485k+0%3
Current market2024–2024£421k£421k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
4.5%
District
4.5%
Terraced+0% α
Local
24.1%
District
24.1%

CAGR over 17yr 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 Velocity100
Sales Volume75
Seasonal Timing6
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Crystal Palace→ London Bridge· 8 tph
25 min

Nearby stations

Crystal Palace Rail StationWindrush · Southern
6 min walk
Crystal PalaceNational Rail
6 min walk
Anerley Rail StationSouthern · Windrush
15 min walk
Penge West Rail StationWindrush · Southern
16 min walk
Sydenham Rail StationWindrush · Southern
24 min walk
No bus stops within 400m

47

Walkability score

220

Footpaths (500m)

0

Santander docks (800m)

2.9 km

Nearest cycle dock

Central London commute times

London Bridge ★41 min
Victoria48 min ↑
Waterloo55 min ↑
Canary Wharf44 min ↓
City56 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

13

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)60
Nearest car park118m
Santander docks (800m)0
Nearest cycle dock2.9 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 30.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 75% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.9 km away✗ Not Green Belt✗ Not AONB97% green spaceTree canopy: 13%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 7.5 km

Energy

Solar: 851 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

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 yield851.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MERSHAM MEDICAL CENTRE

30 NORBURY ROAD, CR7 8JN

26 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 208 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

81

Parks (1km)

36

Restaurants (800m)

27

Cafes (800m)

14

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarket2.3 km
2 sports halls

Nightlife (500m)

0

Nightclubs

14

Late-night venues

B
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

232m

Post office

Nearby shops

Niazi food & Wine138 m
High Limes general store520 m
Select578 m
HM Newsmarket693 m

Nearby cafes

AOK10 m
Four Boroughs32 m
Bloom36 m
Boyce Da Roca38 m

Nearby restaurants

Escape35 m
Yaash35 m
Morley's48 m
Crystal Kebab50 m

Nearby pubs

Joe Lounge30 m
Cocktail Embassy33 m
Everyman Bar33 m
Smoked Bone52 m

Nearby gyms

Zao47 m
Warrior Fitness61 m
Duke McKenzie Fitness Centre192 m
Performance 360197 m
Food hygiene (5-star)62% of 135

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

51

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

58.1

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,947m
Crossrail 2 route7,912m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,271 nationally

1,981

Est. population

13,292/km²

73%

Employed

58%

Degree educated

£44,300

Median income

5.9%

Claimant rate

Inner cityHigh densityYoung professionals

36

Community stability

Age profile

18%
30%
27%
14%
Under 1818%
18–3430%
35–4927%
50–6414%
65+10%

Tenure

16%
25%
40%
18%
Own outright16%
Own (mortgage)25%
Private rent40%
Social rent18%
Shared ownership1%
Rent free0%

Ethnicity

50%
19%
White British50%
White Other19%
Asian7%
Black12%
Mixed10%
Other3%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine14%
No car household47%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent40%
Social rent18%

vs. London

Income vs London+5.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
19
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
23
Local approval rate
71%
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)
35
Largest scheme
54 homes · 99-107, 99-107, Woodland Road, 3-5 Cawnpore Street and rear of 72-88 Gipsy Hill, SE19 1PF
Pipeline pressure
NONE

Named schemes (500m)

Land rear of 2A, Land rear of 2A, Anerley Hill, Milestone Road, SE19 2AA22 homes
completed
1-21, 1-21, BOWLEY LANE, SE1921 homes
completed
Rochester House, 2-10, Rochester House, 2-10, Belvedere Road, SE19 2HL19 homes
completed
51-59, 51-59, Westow Street, Upper Norwood, SE19 3EW14 homes
completed
Ranger Mansions, 25, Ranger Mansions, 25, Jasper Road, SE19 1SG13 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
13.3%
Ward turnout
47%
Election year
2026
MP
Steve Reed (Labour (Co-op))
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Claire BonhamLib Dems
Natalie Louise VestyGreen
Mark AdderleyGreen

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Key facts for SE19 2ET

Full postcodeSE19 2ET
Postcode districtSE19
BoroughLondon Borough of Croydon
WardCrystal Palace & Upper Norwood
Latitude51.419315
Longitude-0.079333
Parliamentary constituencyStreatham and Croydon North
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