South Norwood · Croydon · Croydon West constituency · 51.40217, -0.07040

SE25 4EX— South Norwood, Croydon

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

The practical family move

 

Schools 83%Safety 77/100Transport 45/100~7% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
53
Safety
77
Schools
90
Transport
45
Environment
52
Investment
58

The bottom line

SE25 4EX offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

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Location

SE25 4EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE25 4EX

🛡️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 4EX 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 · 5 min walk

KS2: 100.2

★★

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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 12 min walk

4 primaries · 1 secondaries · 1 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

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£4,400/m²
Price per ft²£409/ft²
Avg floor area53.7 m²

EPC breakdown

C
11%
D
12%
E
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 2%Terraced 3%Flat 93%Other 2%

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£134,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

1998–2025 · CAGR

+5.6%

Total change

+331%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+34.91

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £100k–£125k · 44 sales

Property Type Mix

Total: 44 sales

Semi-detached2.3%
Terraced4.5%
Flat/maisonette93.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£51k£69k+36.2%1.7
Post-dot-com plateau2001–2004£63k£117k+86.4%4
Pre-crash peak2006–2007£76k£174k+128.3%2.5
GFC & correction2008–2012£120k£100k-16.7%1.7
Help-to-Buy recovery2013–2016£165k£201k+21.8%1.7
Brexit uncertainty2017–2019£208k£224k+8%1.5
Pandemic surge2020–2020£338k£338k+0%1
Current market2024–2025£220k£220k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.9%
District
4.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position100

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
8 min walk
Norwood JunctionNational Rail
8 min walk
Harrington Road Tram StopTram
9 min walk
Birkbeck Tram StopTram
13 min walk
Anerley Rail StationSouthern · Windrush
14 min walk
No bus stops within 400m

23

Walkability score

41

Footpaths (500m)

0

Santander docks (800m)

4.3 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 park340m
Santander docks (800m)0
Nearest cycle dock4.3 km

Nearby car parks

🅿️
Aldi· no
685m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.9 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

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 · 2.2 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Albion (403 m)

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

Nearest supermarket569 m
3 tennis courts1 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)

0

Cinemas (2km)

589m

Post office

Nearby shops

Penge food and wine274 m
G7 Express428 m
Tesco Express435 m
Londis509 m

Nearby cafes

The Lakes Cafe547 m
YEHA NOHA625 m
Costa640 m
Rosie Lee's1.1 km

Nearby restaurants

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

Nearby pubs

The Albion403 m
The Jolly Sailor431 m
The Shelverdine Goathouse569 m
The Albert Tavern596 m

Nearby gyms

Croydon Sailing Club582 m
South Norwood Leisure Centre970 m
Lewis Sports Centre1.1 km

Nearby pharmacies

Day Lewis Pharmacy603 m
Fishers Pharmacy1.0 km

Nearby health

The Enmore Practice1.0 km
O'Connor and Associates Dental Surgery1.0 km
Food hygiene (5-star)53% of 103

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

58

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
Gross yield
6.8% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score13/100
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

38

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,366m
Crossrail 2 route9,353m

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)
3
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
5
Local approval rate
50%
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)
66
Largest scheme
50 homes · RAILWAY LAND, RAILWAY LAND, KINGS 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
David House, 45, David House, 45, High Street, Croydon, SE25 6HJ22 homes
completed
GEO House, 11, GEO House, 11, Manor Road, South Norwood, SE25 4TA18 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 4EX

Full postcodeSE25 4EX
Postcode districtSE25
BoroughLondon Borough of Croydon
WardSouth Norwood
Latitude51.402172
Longitude-0.070404
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