Crystal Palace & Upper Norwood · Croydon · Streatham and Croydon North constituency · 51.41752, -0.08587

SE19 3AY— Crystal Palace & Upper Norwood, Croydon

Location and area intelligence for SE19 3AY, Crystal Palace & Upper Norwood, Croydon

High-connectivity investment target

 

Schools 100%Safety 62/100Transport 42/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
62
Schools
60
Transport
42
Environment
56
Investment
50

The bottom line

SE19 3AY offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

SE19 3AY

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 3AY

🛡️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 3AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Rockmount Primary School

Not yet inspected · Inspected Jun 2025 · 4 min walk

KS2: 108.0

—

Secondary

Harris Academy Beulah Hill

Not yet inspected · 9 min walk

P8: -0.11A8: 44.3

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 20 min walk

3 primaries · 2 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 · 1.7km

Crime is +116% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,826/m²
Price per ft²£448/ft²
Avg floor area80.4 m²

EPC breakdown

C
10%
D
8%
E
7%
F
4%

Based on 29 properties · Confidence: medium

Street mix

Semi 11%Detached 3%Flat 86%

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£201,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2026 · CAGR

+6.9%

Total change

+556%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.8%

per year

Acceleration

-13.06

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 31 sales

Property Type Mix

Total: 31 sales

Detached3.2%
Semi-detached12.9%
Flat/maisonette83.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£63k£130k+108%1
Post-dot-com plateau2001–2004£137k£125k-8.8%2.2
Pre-crash peak2006–2007£212k£250k+17.9%2.5
GFC & correction2008–2012£188k£453k+140.7%1.5
Help-to-Buy recovery2013–2014£323k£550k+70.3%2.5
Brexit uncertainty2017–2017£1.15m£1.15m+0%1
Pandemic surge2021–2021£338k£338k+0%1
Current market2025–2026£395k£410k+3.8%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.7%
District
5.7%

CAGR over 12yr 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 Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Gipsy Hill

Nearby stations

Gipsy HillNational Rail
10 min walk
Crystal Palace Rail StationSouthern · Windrush
12 min walk
Anerley Rail StationSouthern · Windrush
19 min walk
Penge West Rail StationWindrush · Southern
22 min walk
Norwood Junction Rail StationSoutheastern · Southern
30 min walk
No bus stops within 400m

38

Walkability score

134

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge ★45 min
Victoria54 min ↑
Waterloo61 min ↑
Canary Wharf52 min ↑
City57 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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)60
Nearest car park166m
Santander docks (800m)0
Nearest cycle dock2.8 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 30.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 75% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.0 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 7.3 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

20 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 646 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

71

Parks (1km)

26

Restaurants (800m)

19

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Sparrowhawk (314 m)

Nearest supermarketCostcutter · 1.6 km
2 tennis courts1 sports halls

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)

1

Cinemas (2km)

284m

Post office

Nearby shops

High Limes general store305 m
Niazi food & Wine604 m
Select737 m
HM Newsmarket848 m

Nearby cafes

Café Thing187 m
La Bruschetta243 m
Retro280 m
Roasted Bean280 m

Nearby restaurants

Four Hundred Rabbits258 m
Dem269 m
Roti Brothers274 m
Timur284 m

Nearby pubs

The Sparrowhawk314 m
The White Hart316 m
The Alma350 m
Craft & Courage374 m

Nearby gyms

Performance 360310 m
Duke McKenzie Fitness Centre311 m
The Yoga Edge367 m
Warrior Fitness451 m

Nearby pharmacies

Day Lewis Pharmacy858 m
Food hygiene (5-star)60% of 107

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

50

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

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

8/100

Velocity score

Future outlook

60.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,387m
Crossrail 2 route7,604m

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)
12
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
14
Local approval rate
25%
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)
86
Largest scheme
128 homes · 6 - 8, 6 - 8, Sylvan Hill, Upper Norwood, SE19 2QF
Pipeline pressure
NONE

Named schemes (500m)

33, 33, Homelands Drive, Upper Norwood, SE19 2NU29 homes
completed
CORNER OF, CORNER OF, VICTORIA CRESCENT, HAWKE ROAD, SE1917 homes
completed
51-59, 51-59, Westow Street, Upper Norwood, SE19 3EW14 homes
completed
35-37, 35-37, HAROLD HILL, SE1914 homes
completed
49-51, 49-51, CENTRAL HILL, SE1910 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 3AY

Full postcodeSE19 3AY
Postcode districtSE19
BoroughLondon Borough of Croydon
WardCrystal Palace & Upper Norwood
Latitude51.417515
Longitude-0.085866
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