Crystal Palace & Upper Norwood · Croydon · Streatham and Croydon North constituency · 51.41863, -0.08149

SE19 3RU— Crystal Palace & Upper Norwood, Croydon

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

The practical family move

 

Schools 100%Safety 62/100Transport 43/100

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
67
Safety
62
Schools
90
Transport
43
Environment
79
Investment
76

The bottom line

SE19 3RU offers exceptional schools (100% Good/Outstanding) and a green environment — a strong choice for Investors.

Less suited to Families.

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Location

SE19 3RU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE19 3RU

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

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How SE19 3RU 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 · 5 min walk

KS2: 104.6

—

Secondary

Harris City Academy Crystal Palace

Not yet inspected · Inspected Apr 2025 · 10 min walk

P8: +0.29A8: 51.8

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 · 18 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

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.9km

Crime is +116% above London average

Property

Prices, sales volume and market trends

Avg floor area82.6 m²

EPC breakdown

C
2%
D
7%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Terraced 96%Detached 4%

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

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£206,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1996–2023 · CAGR

+8.8%

Total change

+866%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.4%

per year

Acceleration

+17.32

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 24 sales

Property Type Mix

Total: 24 sales

Detached4.2%
Terraced95.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£74k£130k+75.7%1.5
Post-dot-com plateau2001–2001£185k£185k+0%2
Pre-crash peak2005–2007£236k£330k+39.8%1.7
GFC & correction2009–2012£340k£293k-13.8%1.7
Help-to-Buy recovery2013–2016£500k£595k+19%1
Pandemic surge2020–2021£644k£625k-2.9%2
Rate-rise correction2023–2023£715k£715k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.8%
District
8.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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

Crystal Palace Rail StationWindrush · Southern
8 min walk
Gipsy HillNational Rail
8 min walk
Anerley Rail StationSouthern · Windrush
16 min walk
Penge West Rail StationWindrush · Southern
18 min walk
Sydenham Rail StationWindrush · Southern
27 min walk
No bus stops within 400m

45

Walkability score

184

Footpaths (500m)

0

Santander docks (800m)

2.9 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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)60
Nearest car park103m
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 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: 7.9 km away✗ Not Green Belt✗ Not AONB96% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 7.4 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

24 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 343 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

78

Parks (1km)

32

Restaurants (800m)

23

Cafes (800m)

14

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

6

Sports (1km)

1

Convenience

Nearest supermarket2.3 km
1 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)

81m

Post office

Nearby shops

Niazi food & Wine287 m
High Limes general store401 m
Select600 m
HM Newsmarket720 m

Nearby cafes

Roasted Bean65 m
Retro73 m
La Bruschetta85 m
Blackbird Bakery95 m

Nearby restaurants

Roti Brothers60 m
Timur76 m
TOFU98 m
The Mint Room102 m

Nearby pubs

The Royal Albert99 m
Craft & Courage117 m
Hop Scotch118 m
The Sparrowhawk144 m

Nearby gyms

Duke McKenzie Fitness Centre35 m
Performance 36045 m
Warrior Fitness124 m
The Yoga Edge135 m

Nearby pharmacies

Day Lewis Pharmacy1.1 km
Food hygiene (5-star)61% of 124

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

76

Investment score

Strong

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,250London avg: £1,950/mo
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

38.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,092m
Crossrail 2 route7,815m

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)
16
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
21
Local approval rate
60%
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)
42
Largest scheme
128 homes · 6 - 8, 6 - 8, Sylvan Hill, Upper Norwood, SE19 2QF
Pipeline pressure
NONE

Named schemes (500m)

99-107, 99-107, Woodland Road, 3-5 Cawnpore Street and rear of 72-88 Gipsy Hill, SE19 1PF54 homes
completed
Land rear of 2A, Land rear of 2A, Anerley Hill, Milestone Road, SE19 2AA22 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 3RU

Full postcodeSE19 3RU
Postcode districtSE19
BoroughLondon Borough of Croydon
WardCrystal Palace & Upper Norwood
Latitude51.418631
Longitude-0.081490
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