Crystal Palace & Upper Norwood · Croydon · Streatham and Croydon North constituency · 51.41058, -0.09475

SE19 3TU— Crystal Palace & Upper Norwood, Croydon

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

London's quiet achiever

 

Schools 60%Safety 84/100Transport 27/100Low yield 2.77%

Best for: Families

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Car-dependent area — limited public transport

Liveability
52
Safety
84
Schools
36
Transport
27
Environment
63
Investment
34

The bottom line

SE19 3TU offers low crime at £540,777 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE19 3TU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+4.0% vs London avg
vs London income-11.9% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for SE19 3TU

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

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Postcode Personality

🌳 Good Parks🔒 Very Safe

“London's quiet achiever”

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How SE19 3TU 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 · 3 min walk

KS2: 105.0

—

Secondary

Harris Academy Beulah Hill

Not yet inspected · 4 min walk

P8: -0.11A8: 44.3

60% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 19 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

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.9km

Crime is 36% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£540,777

Median sale price

Above London median by 4%

£540,777 is 4% above the London median (£520,000)

-35.1%

This year

Terraced

Dominant type

Price history

5-year change
+4.5%
Sales (24 months)5
New build0.0%
Avg terraced£557,888
Avg flat£408,000
Price per m²£6,951/m²
Price per ft²£646/ft²
Avg floor area77.5 m²

EPC breakdown

B
1%
C
4%
D
21%
E
2%
G
2%

Based on 30 properties · Confidence: high

Street mix

Semi 4%Terraced 70%Flat 24%Other 2%

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£14,539
First-time buyerFTB
£5,789
Additional propertyBTL/2nd
£30,762

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

14.6×

Price-to-income

£2,705/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£193,750
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)
RoofPitched, no insulation (assumed)
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

1997–2026 · CAGR

+5.5%

Total change

+377%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.1%

per year

Acceleration

-51.18

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £400k–£450k · 49 sales

Property Type Mix

Total: 49 sales

Semi-detached4.1%
Terraced71.4%
Flat/maisonette24.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£78k£87k+12.9%2.3
Post-dot-com plateau2001–2004£122k£179k+46.3%2
Pre-crash peak2005–2007£180k£210k+16.7%3
GFC & correction2009–2009£270k£270k+0%2
Help-to-Buy recovery2014–2016£455k£285k-37.4%2
Brexit uncertainty2017–2019£463k£475k+2.7%3.3
Pandemic surge2020–2021£280k£518k+84.8%1.5
Rate-rise correction2022–2022£490k£490k+0%1
Current market2024–2026£492k£370k-24.7%1.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.4%
District
7.4%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
22 min walk
Anerley Rail StationSouthern · Windrush
25 min walk
Norwood Junction Rail StationWindrush · Southeastern
25 min walk
Penge West Rail StationWindrush · Southern
31 min walk
No bus stops within 400m

14

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

3.0 km

Nearest cycle dock

Central London commute times

London Bridge ★41 min
Victoria55 min ↑
Waterloo57 min ↑
Canary Wharf57 min ↑
City53 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 park351m
Santander docks (800m)0
Nearest cycle dock3.0 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: 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: 8.6 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 10%
More green space than 77% of London

Nearest SSSI: Croham Hurst SSSI — 6.6 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

9 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

41

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Welcome Inn (797 m)

Nearest supermarketCostcutter · 682 m
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)

883m

Post office

Nearby shops

Spa Off Licence101 m
Vicky Corner Shop322 m
New Way Food & Wine352 m
P.L. Gauntlett366 m

Nearby cafes

Chave do Douro540 m
Cafe De Niro555 m
Fat Bellys Cafe923 m
Ann's Coffee Shop952 m

Nearby restaurants

New Silver Sea357 m
The Beulah Spa368 m
Fryer Brothers556 m
Yuki's Kitchen623 m

Nearby pubs

Welcome Inn797 m

Nearby gyms

Stones Gym & Fitness Centre606 m

Nearby pharmacies

Day Lewis Pharmacy538 m
Pharmacy937 m

Nearby health

Mersham Medical Centre726 m
Food hygiene (5-star)53% of 17

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

34

Investment score

Weak

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

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score16/100
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

40.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,958m
Crossrail 2 route7,418m

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%
Price vs London+4.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
6
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
5
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)

49-51, 49-51, Beulah Hill, Upper Norwood, London, SE19 3DS33 homes
completed
35, 35, BEULAH HILL, SE1910 homes
completed
19, 19, Spa Hill, Upper Norwood, London, SE19 3TW4 homes
completed
144-146, 144-146, Spa Hill, Upper Norwood, SE194 homes
completed
18, 18, Dale Park Road, Upper Norwood, SE19 3TY3 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 (£540,777)

£14,539

Standard buyer

£5,789

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 3TU

Full postcodeSE19 3TU
Postcode districtSE19
BoroughLondon Borough of Croydon
WardCrystal Palace & Upper Norwood
Latitude51.410583
Longitude-0.094755
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