South Norwood · Croydon · Croydon West constituency · 51.40208, -0.06769

SE25 4EW— South Norwood, Croydon

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

The practical family move

 

Schools 80%Safety 77/100Transport 42/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
51
Safety
77
Schools
90
Transport
42
Environment
52
Investment
45

The bottom line

SE25 4EW 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 4EW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.0% vs London avg
vs London crime+30.0% vs London avg

Deep-dive guides for SE25 4EW

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE25 4EW 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 · 7 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 · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

84.3 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

+30% vs borough

Crime by type

Other26%
Anti-social behaviour24%
Violence & sexual offences21%
Vehicle crime16%
Drug offences6%
Theft4%
Burglary2%
Robbery1%

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 · 1.9km

Crime is +30% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,923/m²
Price per ft²£643/ft²
Avg floor area53 m²

EPC breakdown

A
2%
B
3%
C
2%
D
18%
E
10%
F
2%

Based on 37 properties · Confidence: high

Street mix

Terraced 92%Flat 8%

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£132,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelelectricity (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

1996–2025 · CAGR

+6.5%

Total change

+520%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.3%

per year

Acceleration

-12.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 43 sales

Property Type Mix

Total: 43 sales

Terraced90.7%
Flat/maisonette9.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£56k£86k+52.7%1.8
Post-dot-com plateau2001–2002£98k£113k+15.3%3
Pre-crash peak2005–2007£143k£165k+15.8%2.3
GFC & correction2008–2012£159k£146k-8.2%1.4
Help-to-Buy recovery2013–2016£204k£265k+29.7%2.3
Brexit uncertainty2018–2018£250k£250k+0%1
Pandemic surge2021–2021£260k£260k+0%1
Rate-rise correction2022–2023£345k£323k-6.5%1.5
Current market2024–2025£355k£347k-2.3%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.5%
District
6.5%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Norwood Junction

Nearby stations

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

15

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

London Bridge ★36 min
Victoria55 min ↑
Waterloo52 min ↑
Canary Wharf51 min ↑
City52 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 park430m
Santander docks (800m)0
Nearest cycle dock4.4 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: 10.0 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 10%
Below average green space

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

ASHBURTON PARK MEDICAL CENTRE

ASHBURTON PARK M.PRACTICE, 416 LOWER ADDISCOMBE ROAD, ADDISCOMBE, CR0 7AG

25 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

7

Care homes (1km)

Nearest hospital · 2.3 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

104

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Albert Tavern (526 m)

No restaurants within 800m — nearest: Tony's Lunch Box Sandwich Bar (1.1 km)

Nearest supermarket706 m
2 swimming pools

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)

0

Cinemas (2km)

727m

Post office

Nearby shops

Penge food and wine241 m
G7 Express528 m
Tesco Express588 m
Londis688 m

Nearby cafes

The Lakes Cafe691 m
YEHA NOHA757 m
Costa782 m
Refreshments830 m

Nearby restaurants

Tony's Lunch Box Sandwich Bar1.1 km
Mamma Mia1.1 km
Anerley Chippy1.2 km

Nearby pubs

The Albert Tavern526 m
The Albion549 m
The Jolly Sailor570 m
The Shelverdine Goathouse709 m

Nearby gyms

Croydon Sailing Club723 m
South Norwood Leisure Centre941 m
Crystal Palace Indoor Bowling Club1.0 km

Nearby pharmacies

Day Lewis Pharmacy744 m
Fishers Pharmacy991 m

Nearby health

Anerley Surgery918 m
O'Connor and Associates Dental Surgery1.0 km
The Enmore Practice1.0 km
Food hygiene (5-star)54% of 67

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

45

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

Rental market

High

Demand

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

33

Price growth score

D
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,186m
Crossrail 2 route9,524m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,602 nationally

1,934

Est. population

12,286/km²

62%

Employed

41%

Degree educated

£37,400

Median income

8.8%

Claimant rate

Inner cityHigh densityEstablished mixed

42

Community stability

Age profile

25%
21%
23%
19%
Under 1825%
18–3421%
35–4923%
50–6419%
65+12%

Tenure

17%
27%
28%
28%
Own outright17%
Own (mortgage)27%
Private rent28%
Social rent28%
Shared ownership0%
Rent free0%

Ethnicity

30%
37%
White British30%
White Other12%
Asian8%
Black37%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine21%
No car household46%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent29%
Social rent28%

vs. London

Income vs London-11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
6
Local approval rate
25%
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)
63
Largest scheme
62 homes · SOUTH NORWOOD COUNTRY PARK, LAND B/B, SOUTH NORWOOD COUNTRY PARK, LAND B/B, WESTGATE ROAD, HARRINGTON ROAD, SE25
Pipeline pressure
LOW

Named schemes (500m)

RAILWAY LAND, RAILWAY LAND, KINGS ROAD, SE2550 homes
completed
WORKS, 19, WORKS, 19, ELDON PARK, SE25 4JQ26 homes
completed
Goat House Public House, Goat House Public House, Penge Road, South Norwood, SE2525 homes
completed
70-72, 70-72, ALBERT ROAD, SE2517 homes
completed
Eldon Court, Eldon Court, Eldon Park, South Norwood, London, SE25 4JG15 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 4EW

Full postcodeSE25 4EW
Postcode districtSE25
BoroughLondon Borough of Croydon
WardSouth Norwood
Latitude51.402082
Longitude-0.067691
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