South Norwood · Croydon · Streatham and Croydon North constituency · 51.40209, -0.07672

SE25 4BT— South Norwood, Croydon

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

The practical family move

 

Schools 100%Safety 83/100Transport 46/100

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
57
Safety
83
Schools
90
Transport
46
Environment
51
Investment
56

The bottom line

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

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Location

SE25 4BT

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 4BT

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

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Postcode Personality

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“The practical family move”

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How SE25 4BT 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 · 6 min walk

KS2: 100.2

★★

Secondary

Harris Academy South Norwood

Good · Inspected May 2022 · 2 min walk

P8: +0.44A8: 47.8

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 13 min walk

3 primaries · 1 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 2.1km

Crime is 22% below London average

Property

Prices, sales volume and market trends

Avg floor area113.8 m²

EPC breakdown

C
1%
D
8%
E
3%

Based on 12 properties · Confidence: medium

Street mix

Semi 54%Terraced 46%

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£284,500
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, no insulation (assumed)
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

1996–2024 · CAGR

+7.4%

Total change

+638%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.6%

per year

Acceleration

-32.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 28 sales

Property Type Mix

Total: 28 sales

Semi-detached53.6%
Terraced46.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£80k£138k+72.5%1.8
Post-dot-com plateau2001–2002£180k£245k+36.1%2
Pre-crash peak2005–2007£298k£305k+2.5%1.7
GFC & correction2010–2012£320k£276k-13.9%1.3
Help-to-Buy recovery2013–2016£275k£510k+85.5%1
Brexit uncertainty2018–2018£635k£635k+0%2
Pandemic surge2021–2021£610k£610k+0%1
Rate-rise correction2022–2022£708k£708k+0%2
Current market2024–2024£590k£590k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
22.9%
District
22.9%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

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
7 min walk
Norwood JunctionNational Rail
7 min walk
Harrington Road Tram StopTram
14 min walk
Anerley Rail StationSouthern · Windrush
17 min walk
Birkbeck Tram StopTram
18 min walk
No bus stops within 400m

32

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

4.0 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park423m
Santander docks (800m)0
Nearest cycle dock4.0 km

Nearby car parks

🅿️
Aldi· no
511m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 9.8 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 10%
Less green space than 93% of London

Nearest SSSI: Croham Hurst SSSI — 5.6 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

22 min walk

79%

Recommend GP

79%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

8

Care homes (1km)

Nearest hospital · 2.1 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

18

Parks (1km)

0

Restaurants (800m)

4

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarket406 m
4 tennis courts1 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)

1

Cinemas (2km)

418m

Post office

Nearby shops

Londis155 m
Tesco Express291 m
G7 Express460 m
Afro Carribean Groceries590 m

Nearby cafes

Costa431 m
The Lakes Cafe432 m
YEHA NOHA460 m

Nearby pubs

The Albion310 m
The Jolly Sailor345 m
The Shelverdine Goathouse395 m
The Cherry Tree539 m

Nearby gyms

Croydon Sailing Club465 m
Lewis Sports Centre1.0 km

Nearby pharmacies

Day Lewis Pharmacy413 m
Food hygiene (5-star)56% of 105

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 score16/100
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

30.6

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,796m
Crossrail 2 route8,969m

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)
6
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
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)
23
Largest scheme
36 homes · Paxton House, 9, Paxton House, 9, Cargreen Road, South Norwood, SE25 5AE
Pipeline pressure
LOW

Named schemes (500m)

12, 12, BELGRAVE ROAD, SE2525 homes
completed
320-324, 320-324, HOLMESDALE ROAD, SE2524 homes
completed
David House, 45, David House, 45, High Street, Croydon, SE25 6HJ22 homes
completed
35-35A, 35-35A, LANCASTER ROAD, Penge High Street, SE25 4BJ16 homes
completed
LAND ADJACENT ORTON BUILDINGS (1-3), LAND ADJACENT ORTON BUILDINGS (1-3), PORTLAND ROAD, SE2516 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 4BT

Full postcodeSE25 4BT
Postcode districtSE25
BoroughLondon Borough of Croydon
WardSouth Norwood
Latitude51.402087
Longitude-0.076720
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