Woodside · Croydon · Croydon West constituency · 51.39434, -0.06754

SE25 4PT— Woodside, Croydon

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

The family fortress

 

Schools 83%Safety 75/100Transport 55/100~1% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
56
Safety
75
Schools
66
Transport
55
Environment
75
Investment
36

The bottom line

SE25 4PT offers exceptional schools (83% Good/Outstanding), low crime and a green environment — 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 4PT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

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

Deep-dive guides for SE25 4PT

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

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Postcode Personality

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

“The family fortress”

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How SE25 4PT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

66

Education score

Good for families
★ Top school within 1km
—

Primary

Oasis Academy Ryelands

Not yet inspected · 3 min walk

KS2: 106.3

★

Secondary

Oasis Academy Arena

Requires Improvement · Inspected Nov 2023 · 5 min walk

P8: -0.46A8: 33.6

83% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Above London average

Childcare

Childcare

Crosfield Nursery School

Not inspected · 3 min walk

6 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

87

Road safety score

5

Accidents (5yr)

2

KSI (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 1.0km

Crime is +56% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£25,224/m²
Price per ft²£2,343/ft²
Avg floor area59.5 m²

EPC breakdown

B
2%
C
9%
D
11%
E
6%
F
4%
G
1%

Based on 33 properties · Confidence: high

Street mix

Terraced 8%Flat 85%Other 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£148,750
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

+12.8%

Total change

+2511%

Market Activity

Price Velocity & Acceleration

Current Velocity

+370.0%

per year

Acceleration

+320.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £125k–£150k · 32 sales

Property Type Mix

Total: 32 sales

Terraced9.4%
Flat/maisonette90.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£54k£76k+39.8%1
Post-dot-com plateau2001–2004£53k£100k+88.7%2.7
Pre-crash peak2005–2006£143k£102k-28.4%1.5
GFC & correction2010–2012£108k£170k+58.1%1.7
Help-to-Buy recovery2013–2016£195k£178k-9%2.5
Brexit uncertainty2017–2018£273k£148k-45.7%3
Pandemic surge2021–2021£200k£200k+0%1
Rate-rise correction2022–2022£300k£300k+0%1
Current market2025–2025£1.41m£1.41m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
2.8%
District
2.8%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Norwood Junction Rail StationWindrush · Southeastern
8 min walk
Norwood JunctionNational Rail
8 min walk
Arena Tram StopTram
9 min walk
Harrington Road Tram StopTram
10 min walk
Woodside Tram StopTram
10 min walk
No bus stops within 400m

12

Walkability score

20

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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)32
Nearest car park73m
Santander docks (800m)0
Nearest cycle dock4.8 km

Nearby car parks

🅿️
Aldi· no
734m

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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.8 km away✗ Not Green Belt✗ Not AONB81% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 4.8 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

14 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

2

Convenience

Nearest supermarketTesco Express · 841 m
4 tennis courts2 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)

753m

Post office

Nearby shops

Tesco Express42 m
Sainsbury's Local197 m
Afro Carribean Groceries545 m
G7 Express613 m

Nearby cafes

Refreshments527 m
YEHA NOHA733 m
Costa792 m

Nearby pubs

Portland Arms15 m
The Albert Tavern352 m
The Cherry Tree639 m
The Jolly Sailor737 m

Nearby gyms

South Norwood Leisure Centre80 m
Croydon Sports Arena489 m

Nearby pharmacies

Fishers Pharmacy130 m
Day Lewis Pharmacy773 m

Nearby health

The Enmore Practice150 m
Food hygiene (5-star)49% 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

A

High street health

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

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

Low gross yield (1.1%) 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
1.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

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

4/100

Velocity score

Future outlook

28.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,503m
Crossrail 2 route9,936m

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
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
2
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)
68
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)

99-103, 99-103, PORTLAND ROAD, SE2535 homes
completed
70-72, 70-72, ALBERT ROAD, SE2517 homes
completed
Eldon Court, Eldon Court, Eldon Park, South Norwood, London, SE25 4JG15 homes
completed
GRESHAM WORKS, GRESHAM WORKS, PEMBURY ROAD, SE2515 homes
completed
55-63, 55-63, HARRINGTON ROAD, SE2515 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 4PT

Full postcodeSE25 4PT
Postcode districtSE25
BoroughLondon Borough of Croydon
WardWoodside
Latitude51.394337
Longitude-0.067543
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