Crystal Palace & Upper Norwood · Croydon · Streatham and Croydon North constituency · 51.41788, -0.08195

SE19 3RW— Crystal Palace & Upper Norwood, Croydon

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

The practical family move

 

Schools 100%Safety 62/100Transport 42/100Low yield 3.16%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
67
Safety
62
Schools
90
Transport
42
Environment
80
Investment
64

The bottom line

SE19 3RW offers exceptional schools (100% Good/Outstanding) and a green environment at £475,000 median — a strong choice for Most buyers.

Less suited to Families.

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Location

SE19 3RW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-8.7% vs London avg
vs London income+5.5% vs London avg
vs London crime+116.0% vs London avg

Deep-dive guides for SE19 3RW

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

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“The practical family move”

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How SE19 3RW 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 · 6 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 · 19 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

95

Road safety score

5

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

2 Jul

Prices, sales volume and market trends

£475,000

Median sale price

9% below London median

£475,000 is 9% below the London median (£520,000)

+72.7%

This year

Flat

Dominant type

Price history

Sales (24 months)11
New build0.0%
Avg detached£1,750,000
Avg flat£475,000
Price per m²£7,661/m²
Price per ft²£712/ft²
Avg floor area63.1 m²

EPC breakdown

B
3%
C
16%
D
11%
E
4%
F
3%

Based on 37 properties · Confidence: high

Street mix

Terraced 10%Detached 3%Flat 83%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

Stamp duty

Standard buyer£11,250
First-time buyerFTB
£2,500
Additional propertyBTL/2nd
£25,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.7×

Price-to-income

£2,376/mo

Est. mortgage

High

Market activity

35d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£157,750
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
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

2001–2025 · CAGR

+3.2%

Total change

+111%

Market Activity

Price Velocity & Acceleration

Current Velocity

+72.7%

per year

Acceleration

+19.95

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 28 sales

Property Type Mix

Total: 28 sales

Detached3.6%
Terraced10.7%
Flat/maisonette85.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£225k£142k-37%1.3
Pre-crash peak2006–2007£167k£179k+7.2%3.5
GFC & correction2011–2011£250k£250k+0%2
Help-to-Buy recovery2013–2013£180k£180k+0%1
Rate-rise correction2022–2022£275k£275k+0%3
Current market2025–2025£475k£475k+0%11

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 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
9 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

172

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 park100m
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: 8.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

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

23 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 430 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

83

Parks (1km)

31

Restaurants (800m)

23

Cafes (800m)

12

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarket2.2 km
2 sports halls

Nightlife (500m)

0

Nightclubs

12

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

10m

Post office

Nearby shops

Niazi food & Wine371 m
High Limes general store418 m
Select677 m
HM Newsmarket797 m

Nearby cafes

Blackbird Bakery14 m
Mi Cocina es tuya18 m
La Bruschetta68 m
Café Thing96 m

Nearby restaurants

Roti Brothers42 m
Shanghai Wok79 m
Urban Orient91 m
The Mint Room97 m

Nearby pubs

The White Hart88 m
The Alma103 m
The Royal Albert187 m
Craft & Courage200 m

Nearby gyms

Performance 36047 m
Duke McKenzie Fitness Centre55 m
The Yoga Edge101 m
Warrior Fitness187 m

Nearby pharmacies

Day Lewis Pharmacy964 m
Food hygiene (5-star)61% of 119

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

64

Investment score

Good

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months11

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

High

Market activity

35d

Est. days to sell

92/100

Velocity score

Future outlook

53.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,118m
Crossrail 2 route7,825m

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%
Price vs London-8.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
17
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)
20
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)

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
77-89, 77-89, Church Road, SE19 2TA11 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£475,000)

£11,250

Standard buyer

£2,500

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE19 3RW

Full postcodeSE19 3RW
Postcode districtSE19
BoroughLondon Borough of Croydon
WardCrystal Palace & Upper Norwood
Latitude51.417883
Longitude-0.081953
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