Woodside · Croydon · Croydon West constituency · 51.39759, -0.06861

SE25 4LS— Woodside, Croydon

Location and area intelligence for SE25 4LS, Woodside, Croydon

The family fortress

 

Schools 86%Safety 75/100Transport 48/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
57
Safety
75
Schools
90
Transport
48
Environment
72
Investment
42

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

SE25 4LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.0% vs London avg
vs London crime+56.0% vs London avg

Deep-dive guides for SE25 4LS

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE25 4LS 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 · 3 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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

101.6 incidents per 1,000 residents

Higher crime than 75% of London
→ Stable

+56% vs borough

Crime by type

Other31%
Violence & sexual offences27%
Anti-social behaviour15%
Vehicle crime11%
Drug offences7%
Burglary5%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 1.4km

Crime is +56% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,726/m²
Price per ft²£625/ft²
Avg floor area61.7 m²

EPC breakdown

C
10%
D
11%
E
4%

Based on 25 properties · Confidence: medium

Street mix

Terraced 97%Flat 3%

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£154,250
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

1995–2025 · CAGR

+6.6%

Total change

+578%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.5%

per year

Acceleration

+32.94

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 36 sales

Property Type Mix

Total: 36 sales

Terraced97.2%
Flat/maisonette2.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£117k+90.2%2
Post-dot-com plateau2001–2004£90k£214k+137.8%1.2
Pre-crash peak2005–2007£207k£215k+3.9%3
GFC & correction2008–2008£233k£233k+0%2
Help-to-Buy recovery2014–2015£339k£300k-11.4%1.5
Brexit uncertainty2018–2019£365k£380k+4.1%1
Pandemic surge2020–2021£385k£212k-44.9%1
Rate-rise correction2022–2022£420k£420k+0%1
Current market2024–2025£355k£417k+17.5%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.9%
District
6.9%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing6
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→ London Bridge· 6 tph
12 min

Nearby stations

Norwood Junction Rail StationSouthern · Thameslink
6 min walk
Norwood JunctionNational Rail
6 min walk
Harrington Road Tram StopTram
8 min walk
Arena Tram StopTram
12 min walk
Birkbeck Tram StopTram
14 min walk
No bus stops within 400m

19

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

4.6 km

Nearest cycle dock

Central London commute times

London Bridge ★33 min
Victoria50 min ↑
Waterloo51 min ↑
Canary Wharf51 min ↑
City47 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)30
Nearest car park430m
Santander docks (800m)0
Nearest cycle dock4.6 km

Nearby car parks

🅿️
Aldi· no
571m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 10.4 km away✗ Not Green Belt✗ Not AONB72% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 5.1 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): None recorded

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

19 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

7

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.9 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

87

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarket525 m
2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

538m

Post office

Nearby shops

Sainsbury's Local197 m
G7 Express327 m
Afro Carribean Groceries385 m
Tesco Express412 m

Nearby cafes

YEHA NOHA539 m
Refreshments586 m
Costa594 m
The Lakes Cafe1.0 km

Nearby pubs

The Albert Tavern153 m
Portland Arms385 m
The Jolly Sailor455 m
The Cherry Tree473 m

Nearby gyms

South Norwood Leisure Centre447 m
Croydon Sports Arena723 m

Nearby pharmacies

Fishers Pharmacy500 m
Day Lewis Pharmacy562 m

Nearby health

The Enmore Practice515 m
Food hygiene (5-star)47% of 97

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

42

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
3.6% (average)London avg: 3.8%Above average yield
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

12/100

Velocity score

Future outlook

38.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,411m
Crossrail 2 route9,701m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,406 nationally

1,585

Est. population

16,340/km²

67%

Employed

40%

Degree educated

£37,400

Median income

7.9%

Claimant rate

Inner cityVery high densityEstablished mixed

44

Community stability

Age profile

26%
20%
23%
23%
Under 1826%
18–3420%
35–4923%
50–6423%
65+9%

Tenure

14%
36%
25%
25%
Own outright14%
Own (mortgage)36%
Private rent25%
Social rent25%
Shared ownership1%
Rent free0%

Ethnicity

30%
38%
White British30%
White Other11%
Asian8%
Black38%
Mixed11%
Other3%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine21%
No car household44%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Private rent25%
Social rent25%

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)
6
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
4
Local approval rate
0%
Borough approval rate
68%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
75
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
NONE

Named schemes (500m)

RAILWAY LAND, RAILWAY LAND, KINGS ROAD, SE2550 homes
completed
99-103, 99-103, PORTLAND ROAD, SE2535 homes
completed
WORKS, 19, WORKS, 19, ELDON PARK, SE25 4JQ26 homes
completed
48-50, 48-50, Portland Road, Farley Place, South Norwood, SE25 4PQ18 homes
completed
70-72, 70-72, ALBERT ROAD, SE2517 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
18.5%
Ward turnout
33%
Election year
2022
MP
Sarah Jones (Labour)
MP majority
14,226
Constituency
Croydon West

Councillors

Michael BonelloLabour
Amy FosterLabour
Brigitte GrahamLabour

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Key facts for SE25 4LS

Full postcodeSE25 4LS
Postcode districtSE25
BoroughLondon Borough of Croydon
WardWoodside
Latitude51.397592
Longitude-0.068613
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