South Norwood · Croydon · Croydon West constituency · 51.40533, -0.07149

SE25 4DN— South Norwood, Croydon

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

The family fortress

 

Schools 100%Safety 82/100Transport 38/100~9% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
53
Safety
82
Schools
90
Transport
38
Environment
57
Investment
54

The bottom line

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

Less suited to Car-free commuters.

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Location

SE25 4DN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-11.0% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for SE25 4DN

🛡️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 family fortress”

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How SE25 4DN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

James Dixon Primary School

Not yet inspected · 8 min walk

KS2: 102.8

★★

Secondary

Harris Academy South Norwood

Good · Inspected May 2022 · 7 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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.0 incidents per 1,000 residents

Better than 58% of London
→ Stable

-15% vs borough

Crime by type

Violence & sexual offences36%
Vehicle crime21%
Anti-social behaviour17%
Other9%
Burglary9%
Drug offences6%
Robbery3%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 2.3km

Crime is 15% below 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£2,846/m²
Price per ft²£264/ft²
Avg floor area63.2 m²

EPC breakdown

C
5%
D
12%
E
1%

Based on 18 properties · Confidence: medium

Street mix

Flat 100%

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£158,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, 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

1999–2024 · CAGR

+4.3%

Total change

+187%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.0%

per year

Acceleration

-38.70

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £100k–£125k · 17 sales

Property Type Mix

Total: 17 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£61k£78k+27.9%1.5
Post-dot-com plateau2001–2004£90k£145k+61.1%1.7
Pre-crash peak2005–2006£128k£130k+2%2
GFC & correction2012–2012£131k£131k+0%2
Help-to-Buy recovery2016–2016£230k£230k+0%1
Brexit uncertainty2019–2019£250k£250k+0%1
Current market2024–2024£175k£175k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.1%
District
6.1%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Anerley→ London Bridge· 2 tph
25 min

Nearby stations

Anerley Rail StationSouthern · Windrush
11 min walk
AnerleyNational Rail
11 min walk
Norwood Junction Rail StationWindrush · Southeastern
12 min walk
Harrington Road Tram StopTram
12 min walk
Birkbeck Tram StopTram
14 min walk
No bus stops within 400m

22

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

4.1 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

3

Car parks (800m)

2

EV chargers (800m)

Nearest car park20m
Santander docks (800m)0
Nearest cycle dock4.1 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 AONB21% green spaceTree canopy: 10%
More green space than 76% of London

Nearest SSSI: Croham Hurst SSSI — 5.9 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): 2

Landslide susceptibility: Medium

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

27 min walk

79%

Recommend GP

79%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

7

Care homes (1km)

Nearest hospital · 1.8 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

113

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Albion (667 m)

No restaurants within 800m — nearest: Tony's Lunch Box Sandwich Bar (797 m)

Nearest supermarket826 m
3 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)

845m

Post office

Nearby shops

Penge food and wine259 m
Londis652 m
Tesco Express682 m
G7 Express747 m

Nearby cafes

The Lakes Cafe288 m
Rosie Lee's776 m
Uptown Cafe844 m
Costa881 m

Nearby restaurants

Tony's Lunch Box Sandwich Bar797 m
Mamma Mia823 m
Anerley Chippy851 m
Tasty Flavours1.2 km

Nearby pubs

The Albion667 m
The Jolly Sailor704 m
The Shelverdine Goathouse821 m
The Anerley Arms909 m

Nearby gyms

Croydon Sailing Club309 m
Lewis Sports Centre734 m
Crystal Palace Indoor Bowling Club853 m

Nearby pharmacies

Day Lewis Pharmacy851 m

Nearby health

O'Connor and Associates Dental Surgery764 m
Food hygiene (5-star)65% of 43

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
Gross yield
8.6% (high)London avg: 3.8%Strong yield — top 4% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

37.2

Price growth score

D
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,373m
Crossrail 2 route9,121m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,124 nationally

1,274

Est. population

12,535/km²

64%

Employed

41%

Degree educated

£37,400

Median income

5.2%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

38

Community stability

Age profile

23%
24%
24%
19%
Under 1823%
18–3424%
35–4924%
50–6419%
65+9%

Tenure

13%
22%
30%
31%
Own outright14%
Own (mortgage)22%
Private rent30%
Social rent31%
Shared ownership3%

Ethnicity

31%
34%
White British31%
White Other12%
Asian9%
Black34%
Mixed10%
Other5%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine20%
No car household45%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Social rent31%
Private rent30%

vs. London

Income vs London-11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
Local approval rate
0%
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)
10
Largest scheme
88 homes · Anerley School For Boys Blocks D & E, Anerley School For Boys Blocks D & E, Versailles Road, Penge, SE20 8AX
Pipeline pressure
LOW

Named schemes (500m)

RAILWAY LAND, RAILWAY LAND, KINGS ROAD, SE2550 homes
completed
1-7, 1-7, WARMINSTER SQUARE, SE2528 homes
completed
Goat House Public House, Goat House Public House, Penge Road, South Norwood, SE2525 homes
completed
35-35A, 35-35A, LANCASTER ROAD, Penge High Street, SE25 4BJ16 homes
completed
40A, Warminster Road, South Norwood, SE25 4DZ16 homes
not_started

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 4DN

Full postcodeSE25 4DN
Postcode districtSE25
BoroughLondon Borough of Croydon
WardSouth Norwood
Latitude51.405328
Longitude-0.071494
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