Crystal Palace & Upper Norwood · Croydon · Streatham and Croydon North constituency · 51.40696, -0.08393

SE25 4BB— Crystal Palace & Upper Norwood, Croydon

Location and area intelligence for SE25 4BB, Crystal Palace & Upper Norwood, Croydon

The family fortress

 

Schools 100%Safety 85/100Transport 31/100

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
56
Safety
85
Schools
90
Transport
31
Environment
62
Investment
54

The bottom line

SE25 4BB 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 4BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-5.5% vs London avg
vs London crime-45.0% vs London avg

Deep-dive guides for SE25 4BB

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE25 4BB 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 · 2 min walk

KS2: 104.7

—

Secondary

Harris City Academy Crystal Palace

Not yet inspected · Inspected Apr 2025 · 9 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

Thornton Heath Nursery School

Good · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

35.6 incidents per 1,000 residents

Better than 75% of London
→ Stable

-45% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour22%
Vehicle crime21%
Other16%
Drug offences5%
Burglary5%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 2.6km

Crime is 45% below London average

Property

Prices, sales volume and market trends

Avg floor area42.7 m²

EPC breakdown

C
5%
D
2%

Based on 7 properties · Confidence: low

Street mix

Flat 90%Other 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£106,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, 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

2001–2023 · CAGR

+6.9%

Total change

+337%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.2%

per year

Acceleration

+7.99

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£56k£56k+0%1
Pre-crash peak2007–2007£104k£104k+0%1
Help-to-Buy recovery2014–2016£165k£268k+62.1%1.5
Pandemic surge2020–2021£330k£270k-18.2%1
Rate-rise correction2023–2023£243k£243k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-1.4%
District
-1.4%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Norwood Junction→ London Bridge· 6 tph
12 min

Nearby stations

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

17

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

3.5 km

Nearest cycle dock

Central London commute times

London Bridge ★37 min
Victoria59 min ↑
Waterloo53 min ↑
Canary Wharf53 min ↑
City49 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park332m
Santander docks (800m)0
Nearest cycle dock3.5 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: 9.1 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 10%
More green space than 91% of London

Nearest SSSI: Croham Hurst SSSI — 6.1 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

12 min walk

91%

Recommend GP

91%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

3

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

28

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The White Hart (1.2 km)

Nearest supermarket1.1 km
5 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)

1.2km

Post office

Nearby shops

Greens291 m
Premier337 m
Crystal Convenience Store394 m
Vicky Corner Shop702 m

Nearby cafes

Cafe De Niro350 m
Chave do Douro384 m
The Lakes Cafe596 m
Brown & Green Cafe1.1 km

Nearby restaurants

Fryer Brothers346 m
The Beulah Spa948 m
Yuki's Kitchen1.1 km
Urban Orient1.1 km

Nearby pubs

The White Hart1.2 km
The Alma1.2 km
Clifton Arms1.2 km

Nearby gyms

Croydon Sailing Club579 m
Lewis Sports Centre729 m

Nearby pharmacies

Day Lewis Pharmacy390 m
Food hygiene (5-star)61% of 18

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

54

Investment score

Moderate

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

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

23.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,215m
Crossrail 2 route8,271m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,322 nationally

1,630

Est. population

7,680/km²

70%

Employed

55%

Degree educated

£39,700

Median income

5.9%

Claimant rate

SuburbanHigh densityEstablished mixed

45

Community stability

Age profile

22%
19%
27%
21%
Under 1822%
18–3419%
35–4927%
50–6421%
65+10%

Tenure

20%
38%
30%
Own outright20%
Own (mortgage)38%
Private rent30%
Social rent12%
Shared ownership0%
Rent free0%

Ethnicity

44%
15%
22%
White British44%
White Other15%
Asian8%
Black22%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine16%
No car household40%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent30%
Social rent12%

vs. London

Income vs London-5.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
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)
12
Largest scheme
128 homes · 6 - 8, 6 - 8, Sylvan Hill, Upper Norwood, SE19 2QF
Pipeline pressure
NONE

Named schemes (500m)

33, 33, ROSS ROAD, SE2540 homes
completed
BEAULIEU HEIGHTS &, 266, BEAULIEU HEIGHTS &, 266, SOUTH NORWOOD HILL, SE2517 homes
completed
236, 236, SOUTH NORWOOD HILL, SE2516 homes
completed
70, 70, AUCKLAND ROAD, SE19 2DH10 homes
completed
105-107, 105-107, SOUTH NORWOOD HILL, SE2510 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 SE25 4BB

Full postcodeSE25 4BB
Postcode districtSE25
BoroughLondon Borough of Croydon
WardCrystal Palace & Upper Norwood
Latitude51.406962
Longitude-0.083934
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
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