Crystal Palace & Upper Norwood · Croydon · Streatham and Croydon North constituency · 51.40977, -0.09272

SE19 3DB— Crystal Palace & Upper Norwood, Croydon

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

London's quiet achiever

 

Schools 60%Safety 84/100Transport 22/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
51
Safety
84
Schools
36
Transport
22
Environment
70
Investment
36

The bottom line

SE19 3DB offers low crime — strong value for Families who can accept its trade-offs.

The catch: 50 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

SE19 3DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.9% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for SE19 3DB

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How SE19 3DB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

36

Education score

Fair for families
★ Top school within 1km
—

Primary

David Livingstone Academy

Not yet inspected · 5 min walk

KS2: 105.0

—

Secondary

Harris Academy Beulah Hill

Not yet inspected · 6 min walk

P8: -0.11A8: 44.3

60% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.7 incidents per 1,000 residents

Better than 69% of London
→ Stable

-36% vs borough

Crime by type

Violence & sexual offences28%
Other23%
Vehicle crime20%
Anti-social behaviour17%
Burglary9%
Drug offences2%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 2.0km

Crime is 36% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,905/m²
Price per ft²£549/ft²
Avg floor area81.6 m²

EPC breakdown

C
8%
D
18%
E
7%
F
1%

Based on 34 properties · Confidence: high

Street mix

Semi 6%Terraced 63%Flat 31%

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£204,000
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.3%

Total change

+518%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.9%

per year

Acceleration

-25.80

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 65 sales

Property Type Mix

Total: 65 sales

Semi-detached6.2%
Terraced64.6%
Flat/maisonette29.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£138k+81.6%2
Post-dot-com plateau2001–2004£164k£235k+43.7%3.7
Pre-crash peak2005–2007£196k£260k+32.7%3.3
GFC & correction2008–2011£250k£320k+28%2
Help-to-Buy recovery2013–2016£142k£491k+245.4%1.7
Brexit uncertainty2017–2019£251k£420k+67.3%2.3
Pandemic surge2020–2021£500k£456k-8.8%2.5
Rate-rise correction2022–2023£305k£420k+37.7%2
Current market2025–2025£470k£470k+0%3

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
3.3%
District
3.3%
Terraced+0% α
Local
6.7%
District
6.7%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Thornton Heath→ Victoria· 7 tph
25 min

Nearby stations

Thornton HeathNational Rail
17 min walk
Crystal Palace Rail StationWindrush · Southern
21 min walk
Norwood Junction Rail StationWindrush · Southeastern
23 min walk
Anerley Rail StationSouthern · Windrush
24 min walk
Penge West Rail StationWindrush · Southern
30 min walk
No bus stops within 400m

26

Walkability score

50

Footpaths (500m)

0

Santander docks (800m)

3.1 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★50 min
Waterloo60 min ↑
Canary Wharf68 min ↑
City64 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)

Nearest car park403m
Santander docks (800m)0
Nearest cycle dock3.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.7 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 10%
More green space than 93% of London

Nearest SSSI: Croham Hurst SSSI — 6.5 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): 1

Landslide susceptibility: Low

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

8 min walk

91%

Recommend GP

91%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 1.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketCostcutter · 657 m
4 tennis courts

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)

880m

Post office

Nearby shops

Spa Off Licence172 m
Vicky Corner Shop242 m
Crystal Convenience Store389 m
Premier404 m

Nearby cafes

Chave do Douro391 m
Cafe De Niro400 m
Fat Bellys Cafe921 m
Ann's Coffee Shop953 m

Nearby restaurants

Fryer Brothers401 m
The Beulah Spa425 m
New Silver Sea437 m
Yuki's Kitchen656 m

Nearby gyms

Stones Gym & Fitness Centre692 m

Nearby pharmacies

Day Lewis Pharmacy390 m
Pharmacy939 m

Nearby health

Mersham Medical Centre676 m
Food hygiene (5-star)46% of 22

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

36

Investment score

Weak

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
3.2% (average)London avg: 3.8%Below average yield — bottom 58%
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

37.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,815m
Crossrail 2 route7,585m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,174 nationally

1,534

Est. population

9,337/km²

65%

Employed

46%

Degree educated

£37,000

Median income

4.6%

Claimant rate

SuburbanHigh densityEstablished mixed

45

Community stability

Age profile

25%
18%
27%
19%
Under 1825%
18–3418%
35–4927%
50–6419%
65+11%

Tenure

22%
33%
27%
15%
Own outright22%
Own (mortgage)33%
Private rent27%
Social rent15%
Shared ownership3%
Rent free0%

Ethnicity

40%
16%
27%
White British40%
White Other16%
Asian6%
Black27%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine18%
No car household37%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent27%
Social rent15%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
4
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)
31
Largest scheme
33 homes · 49-51, 49-51, Beulah Hill, Upper Norwood, London, SE19 3DS
Pipeline pressure
NONE

Named schemes (500m)

357, 357, GRANGE ROAD, SE1918 homes
completed
353, 353, GRANGE ROAD, SE1918 homes
completed
31, 31, BEULAH HILL, SE1912 homes
completed
35, 35, BEULAH HILL, SE1910 homes
completed
Sarell Court, 349, Grange Road, Upper Norwood, SE19 3BT9 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 3DB

Full postcodeSE19 3DB
Postcode districtSE19
BoroughLondon Borough of Croydon
WardCrystal Palace & Upper Norwood
Latitude51.409767
Longitude-0.092718
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