South Norwood · Croydon · Streatham and Croydon North constituency · 51.40459, -0.07930

SE25 4AD— South Norwood, Croydon

Location and area intelligence for SE25 4AD, South Norwood, Croydon

The practical family move

 

Schools 100%Safety 83/100Transport 42/100

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
57
Safety
83
Schools
90
Transport
42
Environment
55
Investment
56

The bottom line

SE25 4AD offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE25 4AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-5.5% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for SE25 4AD

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE25 4AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Cypress Primary School

Good · Inspected Oct 2019 · 6 min walk

KS2: 104.7

★★

Secondary

Harris Academy South Norwood

Good · Inspected May 2022 · 6 min walk

P8: +0.44A8: 47.8

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 17 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

50.4 incidents per 1,000 residents

Better than 62% of London
→ Stable

-22% vs borough

Crime by type

Other35%
Violence & sexual offences28%
Anti-social behaviour11%
Vehicle crime10%
Robbery6%
Burglary4%
Theft3%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 2.4km

Crime is 22% below London average

Property

Prices, sales volume and market trends

Avg floor area127.5 m²

EPC breakdown

C
1%
D
12%
E
3%

Based on 16 properties · Confidence: medium

Street mix

Semi 90%Terraced 10%

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 yield850 kWh/kWp/yr
Rebuild cost estimate£318,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+7.9%

Total change

+683%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.9%

per year

Acceleration

+0.18

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached89.7%
Terraced10.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£100k£140k+40%1
Post-dot-com plateau2001–2004£208k£280k+34.9%1.5
Pre-crash peak2005–2006£243k£240k-1.2%1.5
GFC & correction2008–2012£352k£175k-50.3%1
Help-to-Buy recovery2014–2016£380k£1.22m+220.8%1.7
Brexit uncertainty2019–2019£578k£578k+0%1
Pandemic surge2020–2021£526k£674k+28.2%1.5
Rate-rise correction2022–2023£726k£783k+7.9%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.2%
District
6.2%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Norwood Junction→ London Bridge· 6 tph
12 min

Nearby stations

Norwood Junction Rail StationWindrush · Southeastern
11 min walk
Norwood JunctionNational Rail
11 min walk
Anerley Rail StationSouthern · Windrush
16 min walk
Harrington Road Tram StopTram
17 min walk
Crystal Palace Rail StationWindrush · Southern
20 min walk
No bus stops within 400m

22

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

London Bridge ★34 min
Victoria54 min ↑
Waterloo50 min ↑
Canary Wharf52 min ↑
City50 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 park551m
Santander docks (800m)0
Nearest cycle dock3.8 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: 9.5 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 5.8 km

Energy

Solar: 850 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 yield850.4 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

15 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 1.8 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

0

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Albion (641 m)

No restaurants within 800m — nearest: Fryer Brothers (757 m)

Nearest supermarket719 m
4 tennis courts2 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)

727m

Post office

Nearby shops

Londis449 m
Tesco Express619 m
Greens705 m
Premier749 m

Nearby cafes

The Lakes Cafe300 m
Costa725 m
Cafe De Niro762 m
YEHA NOHA766 m

Nearby restaurants

Fryer Brothers757 m

Nearby pubs

The Albion641 m
The Jolly Sailor676 m
The Shelverdine Goathouse707 m
The Cherry Tree854 m

Nearby gyms

Croydon Sailing Club309 m
Lewis Sports Centre778 m

Nearby pharmacies

Day Lewis Pharmacy717 m
Food hygiene (5-star)60% of 74

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

E

High street health

Investment

Investment grade, yield and market outlook

56

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
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

27.5

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,922m
Crossrail 2 route8,679m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,917 nationally

1,923

Est. population

10,585/km²

60%

Employed

50%

Degree educated

£39,700

Median income

3.5%

Claimant rate

Inner cityHigh densityEstablished mixed

48

Community stability

Age profile

24%
17%
24%
20%
15%
Under 1824%
18–3417%
35–4924%
50–6420%
65+15%

Tenure

24%
39%
28%
Own outright24%
Own (mortgage)39%
Private rent28%
Social rent9%
Shared ownership1%

Ethnicity

34%
17%
30%
White British34%
White Other17%
Asian8%
Black30%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine16%
No car household32%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent28%
Social rent9%

vs. London

Income vs London-5.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
3
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
16
Under construction
0
Completed (3yr)
8
Largest scheme
40 homes · 33, 33, ROSS ROAD, SE25
Pipeline pressure
LOW

Named schemes (500m)

23, 23, SOUTH NORWOOD HILL, SE2512 homes
completed
70, 70, AUCKLAND ROAD, SE19 2DH10 homes
completed
38, 38, LANCASTER ROAD, SE2510 homes
completed
297, 297, WHITEHORSE LANE, SE2510 homes
completed
105-107, 105-107, SOUTH NORWOOD HILL, SE2510 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.6%
Ward turnout
30%
Election year
2022
MP
Steve Reed (Labour (Co-op))
MP majority
14,226
Constituency
Croydon West

Councillors

Louis CarseridesLabour
Stella NabukeeraLabour
Christopher Derek HermanLabour

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Key facts for SE25 4AD

Full postcodeSE25 4AD
Postcode districtSE25
BoroughLondon Borough of Croydon
WardSouth Norwood
Latitude51.404593
Longitude-0.079303
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