Woodside · Croydon · Croydon West constituency · 51.39816, -0.07283

SE25 4PF— Woodside, Croydon

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

The practical family move

 

Schools 86%Safety 75/100Transport 65/100~9% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
57
Safety
75
Schools
90
Transport
65
Environment
53
Investment
64

The bottom line

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

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Location

SE25 4PF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

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

Deep-dive guides for SE25 4PF

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE25 4PF 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 · 1 min walk

KS2: 100.2

★★

Secondary

Harris Academy South Norwood

Good · Inspected May 2022 · 4 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

101.3 incidents per 1,000 residents

Higher crime than 75% of London
→ Stable

+56% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour27%
Other26%
Vehicle crime7%
Drug offences5%
Burglary2%
Theft2%
Robbery2%

Road safety

89

Road safety score

3

Accidents (5yr)

2

KSI (5yr)

4

Serious within 200m

HIGH pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 1.6km

Crime is +56% 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£3,880/m²
Price per ft²£360/ft²
Avg floor area44.1 m²

EPC breakdown

B
2%
C
25%
D
13%
E
8%
F
3%
G
2%

Based on 53 properties · Confidence: high

Street mix

Terraced 10%Flat 64%Other 26%

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£110,250
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

+4.7%

Total change

+296%

Market Activity

Price Velocity & Acceleration

Current Velocity

+33.3%

per year

Acceleration

+102.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £75k–£100k · 36 sales

Property Type Mix

Total: 36 sales

Terraced16.7%
Flat/maisonette83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£51k£73k+44.1%2
Post-dot-com plateau2001–2002£85k£93k+9.4%3
Pre-crash peak2005–2006£181k£128k-29.4%5
GFC & correction2011–2012£350k£125k-64.3%1.5
Help-to-Buy recovery2013–2014£122k£165k+35.2%1
Brexit uncertainty2017–2018£198k£228k+15.6%2
Rate-rise correction2023–2023£480k£480k+0%1
Current market2024–2025£150k£200k+33.3%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.6%
District
6.6%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing10
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Norwood Junction→ London Bridge· 6 tph
12 min

Nearby stations

Norwood Junction Rail StationWindrush · Southeastern
3 min walk
Norwood JunctionNational Rail
3 min walk
Harrington Road Tram StopTram
11 min walk
Arena Tram StopTram
16 min walk
Woodside Tram StopTram
17 min walk
4 bus routes · 7 stops within 400m · 78 buses/hr peak

49

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

London Bridge ★26 min
Victoria49 min ↑
Waterloo43 min ↑
Canary Wharf43 min ↓
City40 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 park130m
Santander docks (800m)0
Nearest cycle dock4.4 km

Nearby car parks

🅿️
Aldi· no
287m

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: 10.3 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 10%
Below average green space

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): 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

17 min walk

79%

Recommend GP

79%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 2.1 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

3

Convenience

Nearest supermarket225 m
1 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

239m

Post office

Nearby shops

G7 Express59 m
Afro Carribean Groceries151 m
Tesco Express234 m
Sainsbury's Local369 m

Nearby cafes

YEHA NOHA245 m
Costa296 m
The Lakes Cafe881 m

Nearby pubs

The Jolly Sailor175 m
The Cherry Tree202 m
The Albion205 m
The Shelverdine Goathouse236 m

Nearby gyms

South Norwood Leisure Centre620 m
Croydon Sailing Club919 m

Nearby pharmacies

Day Lewis Pharmacy263 m
Fishers Pharmacy676 m

Nearby health

The Enmore Practice674 m
Food hygiene (5-star)53% of 131

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

A

High street health

Investment

Investment grade, yield and market outlook

64

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
8.6% (high)London avg: 3.8%Strong yield — top 4% of London
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

Very High

Demand

Very 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

40.3

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,661m
Crossrail 2 route9,412m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,752 nationally

2,072

Est. population

15,041/km²

62%

Employed

44%

Degree educated

£37,400

Median income

8.3%

Claimant rate

Urban coreVery high densityRenters

33

Community stability

Age profile

26%
23%
25%
18%
Under 1827%
18–3423%
35–4925%
50–6418%
65+7%

Tenure

13%
23%
45%
19%
Own outright13%
Own (mortgage)23%
Private rent45%
Social rent19%
Shared ownership0%
Rent free0%

Ethnicity

25%
39%
White British25%
White Other13%
Asian9%
Black39%
Mixed10%
Other4%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine20%
No car household47%
Unemployed9%
No qualifications15%

Housing tenure (Census 2021)

Private rent45%
Social rent19%

vs. London

Income vs London-11.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
7
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)
64
Largest scheme
50 homes · RAILWAY LAND, RAILWAY LAND, KINGS ROAD, SE25
Pipeline pressure
LOW

Named schemes (500m)

Paxton House, 9, Paxton House, 9, Cargreen Road, South Norwood, SE25 5AE36 homes
completed
99-103, 99-103, PORTLAND ROAD, SE2535 homes
completed
9, 9, Cargreen Road, South Norwood, SE25 5AE34 homes
completed
72 - 102, 72 - 102, Carmichael Road, South Norwood, SE25 5LX29 homes
completed
Clifford Road Car Park, Clifford Road Car Park, Clifford Road, South Norwood, SE2526 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
6,825
Constituency
Croydon East

Councillors

Michael BonelloLabour
Amy FosterLabour
Brigitte GrahamLabour

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Key facts for SE25 4PF

Full postcodeSE25 4PF
Postcode districtSE25
BoroughLondon Borough of Croydon
WardWoodside
Latitude51.398156
Longitude-0.072831
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