South Norwood · Croydon · Streatham and Croydon North constituency · 51.40343, -0.07806

SE25 4BU— South Norwood, Croydon

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

The practical family move

 

Schools 100%Safety 83/100Transport 44/100

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
58
Safety
83
Schools
90
Transport
44
Environment
53
Investment
56

The bottom line

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SE25 4BU scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE25 4BU meets your needs.

Location

SE25 4BU

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 4BU

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE25 4BU with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How SE25 4BU 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 · 8 min walk

KS2: 104.7

★★

Secondary

Harris Academy South Norwood

Good · Inspected May 2022 · 5 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 · 15 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 · 2.3km

Crime is 22% below London average

Property

Prices, sales volume and market trends

Avg floor area109.9 m²

EPC breakdown

D
8%
E
1%

Based on 9 properties · Confidence: low

Street mix

Semi 20%Terraced 80%

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£274,750
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

1997–2022 · CAGR

+7.2%

Total change

+471%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.3%

per year

Acceleration

-4.88

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached21.1%
Terraced78.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£105k£150k+42.9%2
Post-dot-com plateau2001–2004£170k£265k+55.9%1
Pre-crash peak2005–2006£295k£305k+3.4%1
GFC & correction2008–2008£313k£313k+0%2
Help-to-Buy recovery2014–2014£445k£445k+0%1
Brexit uncertainty2017–2019£518k£570k+10.1%1.5
Rate-rise correction2022–2022£600k£600k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
9 min walk
Norwood JunctionNational Rail
9 min walk
Harrington Road Tram StopTram
16 min walk
Anerley Rail StationSouthern · Windrush
16 min walk
Birkbeck Tram StopTram
19 min walk
No bus stops within 400m

27

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

3.9 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 park499m
Santander docks (800m)0
Nearest cycle dock3.9 km

Nearby car parks

🅿️
Aldi· no
666m

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: 9.6 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 5.7 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

23 min walk

79%

Recommend GP

79%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 2.0 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

30

Parks (1km)

0

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Albion (486 m)

No restaurants within 800m — nearest: Fryer Brothers (911 m)

Nearest supermarket570 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)

580m

Post office

Nearby shops

Londis302 m
Tesco Express465 m
G7 Express636 m
Penge food and wine690 m

Nearby cafes

The Lakes Cafe326 m
Costa583 m
YEHA NOHA620 m
Cafe De Niro915 m

Nearby restaurants

Fryer Brothers911 m

Nearby pubs

The Albion486 m
The Jolly Sailor521 m
The Shelverdine Goathouse559 m
The Cherry Tree705 m

Nearby gyms

Croydon Sailing Club351 m
Lewis Sports Centre885 m

Nearby pharmacies

Day Lewis Pharmacy572 m
Food hygiene (5-star)56% of 91

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

29.9

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,857m
Crossrail 2 route8,816m

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)
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)
4
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)

320-324, 320-324, HOLMESDALE ROAD, SE2524 homes
completed
35-35A, 35-35A, LANCASTER ROAD, Penge High Street, SE25 4BJ16 homes
completed
23, 23, SOUTH NORWOOD HILL, SE2512 homes
completed
LAND ADJACENT, 300, LAND ADJACENT, 300, HOLMESDALE ROAD, OLIVER GROVE (REAR OF 22-28), SE2512 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

Live in SE25 4BU? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE25 4BU.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

Similar postcodes

Frequently asked questions

📍 Track SE25 4BU

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE25 4BU

Full postcodeSE25 4BU
Postcode districtSE25
BoroughLondon Borough of Croydon
WardSouth Norwood
Latitude51.403431
Longitude-0.078058
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