South Norwood · Croydon · Croydon West constituency · 51.39873, -0.07255

SE25 4BE— South Norwood, Croydon

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

The practical family move

 

Schools 86%Safety 76/100Transport 64/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
57
Safety
76
Schools
90
Transport
64
Environment
53
Investment
42

The bottom line

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

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Location

SE25 4BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-11.0% vs London avg
vs London crime+41.0% vs London avg

Deep-dive guides for SE25 4BE

🛡️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 SE25 4BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Mark's Church of England Primary Academy

Not yet inspected · 1 min walk

KS2: 100.2

★★

Secondary

Harris Academy South Norwood

Good · Inspected May 2022 · 4 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 · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

91.4 incidents per 1,000 residents

Higher crime than 69% of London
→ Stable

+41% vs borough

Crime by type

Violence & sexual offences30%
Other26%
Anti-social behaviour20%
Vehicle crime8%
Drug offences7%
Burglary4%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 1.6km

Crime is +41% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,931/m²
Price per ft²£551/ft²
Avg floor area84.3 m²

EPC breakdown

B
3%

Based on 3 properties · Confidence: low

Street mix

Terraced 20%Detached 20%Flat 60%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£210,750
Rebuild cost per m²£2,500/m²

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

Construction era2018
WallsAverage thermal transmittance 0.17 W/m²K
RoofAverage thermal transmittance 0.13 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band BAnnual charge £1,620
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2025 · CAGR

+7.1%

Total change

+85%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.6%

per year

Acceleration

+25.26

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 5 sales

Property Type Mix

Total: 5 sales

Detached20%
Terraced20%
Flat/maisonette60%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£270k£270k+0%1
Brexit uncertainty2019–2019£460k£460k+0%2
Rate-rise correction2023–2023£425k£425k+0%1
Current market2025–2025£500k£500k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Norwood Junction Rail StationSouthern · Thameslink
3 min walk
Norwood JunctionNational Rail
3 min walk
Harrington Road Tram StopTram
10 min walk
Arena Tram StopTram
16 min walk
Birkbeck Tram StopTram
16 min walk
4 bus routes · 7 stops within 400m · 98 buses/hr peak

49

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

London Bridge ★26 min
Victoria49 min ↑
Waterloo43 min ↑
Canary Wharf43 min ↓
City40 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)30
Nearest car park155m
Santander docks (800m)0
Nearest cycle dock4.4 km

Nearby car parks

🅿️
Aldi· no
327m

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: 10.2 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 5.2 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

NORTHWAY ROAD SURGERY

139 NORTHWAY ROAD, CR0 6JJ

18 min walk

79%

Recommend GP

79%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

7

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 2.2 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

44

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

3

Convenience

Nearest supermarket244 m
1 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

262m

Post office

Nearby shops

G7 Express31 m
Tesco Express211 m
Afro Carribean Groceries215 m
Londis403 m

Nearby cafes

YEHA NOHA278 m
Costa321 m
The Lakes Cafe824 m

Nearby pubs

The Jolly Sailor154 m
The Albion173 m
The Shelverdine Goathouse253 m
The Cherry Tree253 m

Nearby gyms

South Norwood Leisure Centre662 m
Croydon Sailing Club862 m

Nearby pharmacies

Day Lewis Pharmacy284 m
Fishers Pharmacy719 m

Nearby health

The Enmore Practice720 m
Food hygiene (5-star)53% of 131

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

42

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
Gross yield
3.0% (average)London avg: 3.8%Below average yield — bottom 62%
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

34

Price growth score

D
Medium

Development pressure

High

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,621m
Crossrail 2 route9,400m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,568 nationally

1,827

Est. population

11,344/km²

56%

Employed

38%

Degree educated

£37,400

Median income

11.4%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

34

Community stability

Age profile

29%
21%
25%
16%
Under 1829%
18–3421%
35–4925%
50–6416%
65+9%

Tenure

31%
44%
Own outright12%
Own (mortgage)12%
Private rent31%
Social rent44%
Rent free1%

Ethnicity

23%
40%
White British23%
White Other12%
Asian11%
Black40%
Mixed11%
Other4%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine24%
No car household59%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Social rent44%
Private rent31%

vs. London

Income vs London-11.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
7
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)
70
Largest scheme
50 homes · RAILWAY LAND, RAILWAY LAND, KINGS ROAD, SE25
Pipeline pressure
LOW

Named schemes (500m)

Paxton House, 9, Paxton House, 9, Cargreen Road, South Norwood, SE25 5AE36 homes
completed
99-103, 99-103, PORTLAND ROAD, SE2535 homes
completed
9, 9, Cargreen Road, South Norwood, SE25 5AE34 homes
completed
Clifford Road Car Park, Clifford Road Car Park, Clifford Road, South Norwood, SE2526 homes
completed
12, 12, BELGRAVE ROAD, SE2525 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.6%
Ward turnout
30%
Election year
2022
MP
Sarah Jones (Labour)
MP majority
14,226
Constituency
Croydon West

Councillors

Louis CarseridesLabour
Stella NabukeeraLabour
Christopher Derek HermanLabour

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Key facts for SE25 4BE

Full postcodeSE25 4BE
Postcode districtSE25
BoroughLondon Borough of Croydon
WardSouth Norwood
Latitude51.398727
Longitude-0.072548
Parliamentary constituencyCroydon West
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