Woodside · Croydon · Croydon East constituency · 51.39812, -0.06403

SE25 4NB— Woodside, Croydon

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

The family fortress

 

Schools 75%Safety 84/100Transport 38/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
57
Safety
84
Schools
61
Transport
38
Environment
73
Investment
31

The bottom line

SE25 4NB offers low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE25 4NB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-13.3% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for SE25 4NB

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

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Postcode Personality

🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE25 4NB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

Oasis Academy Ryelands

Not yet inspected · 6 min walk

KS2: 106.3

★

Secondary

Oasis Academy Arena

Requires Improvement · Inspected Nov 2023 · 7 min walk

P8: -0.46A8: 33.6

75% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Below London average

Childcare

Childcare

Crosfield Nursery School

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.0 incidents per 1,000 residents

Better than 63% of London
→ Stable

-25% vs borough

Crime by type

Violence & sexual offences32%
Other25%
Vehicle crime14%
Anti-social behaviour12%
Drug offences11%
Robbery4%
Theft1%
Burglary1%

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 · 1.4km

Crime is 25% below 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£5,493/m²
Price per ft²£510/ft²
Avg floor area94.2 m²

EPC breakdown

C
3%
D
5%
E
3%

Based on 11 properties · Confidence: medium

Street mix

Semi 35%Terraced 61%Flat 4%

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£235,500
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, no insulation (assumed)
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

1995–2025 · CAGR

+7.7%

Total change

+819%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.6%

per year

Acceleration

+37.44

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £400k–£450k · 45 sales

Property Type Mix

Total: 45 sales

Semi-detached35.6%
Terraced62.2%
Flat/maisonette2.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£108k+74.8%2.2
Post-dot-com plateau2001–2004£121k£181k+49.8%2
Pre-crash peak2005–2007£192k£236k+23.2%1.7
GFC & correction2008–2011£233k£250k+7.5%1.8
Help-to-Buy recovery2013–2016£259k£410k+58.3%1.2
Brexit uncertainty2017–2018£423k£520k+22.9%1
Pandemic surge2020–2021£471k£430k-8.8%1.5
Rate-rise correction2022–2022£587k£587k+0%2
Current market2024–2025£477k£565k+18.6%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.9%
District
7.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Birkbeck

Nearby stations

Harrington Road Tram StopTram
4 min walk
Norwood Junction Rail StationWindrush · Southeastern
10 min walk
Arena Tram StopTram
10 min walk
Birkbeck Tram StopTram
11 min walk
BirkbeckNational Rail
11 min walk
No bus stops within 400m

17

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

4.8 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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)30
Nearest car park406m
Santander docks (800m)0
Nearest cycle dock4.8 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 10.5 km away✗ Not Green Belt✗ Not AONB75% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 5.2 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

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.9 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

145

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Blue Sea Fish Bar (990 m)

Nearest supermarketThe Co-operative Food · 1.0 km
3 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

851m

Post office

Nearby shops

Sainsbury's Local430 m
Tesco Express518 m
G7 Express626 m
Afro Carribean Groceries709 m

Nearby cafes

Refreshments331 m

Nearby restaurants

Blue Sea Fish Bar990 m

Nearby pubs

The Albert Tavern184 m
Portland Arms499 m
The Jolly Sailor744 m
The Albion752 m

Nearby gyms

South Norwood Leisure Centre560 m
Croydon Sports Arena574 m

Nearby pharmacies

Fishers Pharmacy593 m

Nearby health

The Enmore Practice626 m
Food hygiene (5-star)44% of 45

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

31

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

41.9

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,096m
Crossrail 2 route9,955m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,281 nationally

1,552

Est. population

19,864/km²

67%

Employed

46%

Degree educated

£36,400

Median income

6.4%

Claimant rate

SuburbanVery high densityEstablished mixed

53

Community stability

Age profile

25%
21%
24%
20%
Under 1825%
18–3421%
35–4924%
50–6420%
65+10%

Tenure

22%
42%
17%
19%
Own outright22%
Own (mortgage)42%
Private rent17%
Social rent19%
Rent free0%

Ethnicity

32%
36%
White British33%
White Other8%
Asian8%
Black37%
Mixed11%
Other4%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine18%
No car household30%
Unemployed7%
No qualifications12%

Housing tenure (Census 2021)

Social rent19%
Private rent17%

vs. London

Income vs London-13.3%

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)
3
Planning apps (3 years)
3
Local approval rate
33%
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
45
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)

SOUTH NORWOOD COUNTRY PARK, LAND B/B, SOUTH NORWOOD COUNTRY PARK, LAND B/B, WESTGATE ROAD, HARRINGTON ROAD, SE2562 homes
completed
SOUTH NORWOOD COUNTRY PARK, LAND B/B, SOUTH NORWOOD COUNTRY PARK, LAND B/B, WESTGATE ROAD, HARRINGTON ROAD, SE2562 homes
completed
WORKS, 19, WORKS, 19, ELDON PARK, SE25 4JQ26 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
18.5%
Ward turnout
33%
Election year
2022
MP
Natasha Irons (Labour)
MP majority
14,226
Constituency
Croydon West

Councillors

Michael BonelloLabour
Amy FosterLabour
Brigitte GrahamLabour

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Key facts for SE25 4NB

Full postcodeSE25 4NB
Postcode districtSE25
BoroughLondon Borough of Croydon
WardWoodside
Latitude51.398119
Longitude-0.064034
Parliamentary constituencyCroydon East
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