Woodside · Croydon · Croydon East constituency · 51.39193, -0.06588

SE25 4QQ— Woodside, Croydon

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

The family fortress

 

Schools 75%Safety 76/100Transport 43/100~10% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
54
Safety
76
Schools
61
Transport
43
Environment
75
Investment
60

The bottom line

SE25 4QQ offers low crime and a green environment — strong value for Families who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

SE25 4QQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-2.6% vs London avg
vs London crime+40.0% vs London avg

Deep-dive guides for SE25 4QQ

🛡️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🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE25 4QQ 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 · 3 min walk

KS2: 106.3

★

Secondary

Oasis Academy Arena

Requires Improvement · Inspected Nov 2023 · 4 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 · 5 min walk

6 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

90.9 incidents per 1,000 residents

Higher crime than 69% of London
→ Stable

+40% vs borough

Crime by type

Violence & sexual offences35%
Other25%
Anti-social behaviour18%
Vehicle crime10%
Burglary6%
Drug offences5%
Robbery1%
Theft1%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 730m

Crime is +40% 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£1,959/m²
Price per ft²£182/ft²
Avg floor area73.4 m²

EPC breakdown

C
12%
D
9%
E
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 11%Terraced 61%Flat 28%

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£183,500
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

1998–2024 · CAGR

+2.2%

Total change

+77%

Market Activity

Price Velocity & Acceleration

Current Velocity

-68.6%

per year

Acceleration

-86.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached11.8%
Terraced64.7%
Flat/maisonette23.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£80k£80k+0%1
Post-dot-com plateau2004–2004£217k£217k+0%2
Pre-crash peak2006–2007£154k£150k-2.3%1.5
GFC & correction2008–2010£215k£232k+7.9%1
Help-to-Buy recovery2014–2016£345k£383k+11%1.7
Rate-rise correction2023–2023£450k£450k+0%1
Current market2024–2024£142k£142k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
1.5%
District
1.5%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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

Nearby stations

Arena Tram StopTram
7 min walk
Woodside Tram StopTram
7 min walk
Blackhorse Lane Tram StopTram
11 min walk
Norwood Junction Rail StationSouthern · Thameslink
11 min walk
Norwood JunctionNational Rail
11 min walk
No bus stops within 400m

22

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)32
Nearest car park225m
Santander docks (800m)0
Nearest cycle dock5.0 km

Nearby car parks

🅿️
Dragon Quest
731m
🅿️
World Of Golf
775m

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: 11.1 km away✗ Not Green Belt✗ Not AONB81% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 4.5 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

11 min walk

90%

Recommend GP

90%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.3 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

65

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: Vujon (961 m)

Nearest supermarketTesco Express · 637 m
4 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)

1.1km

Post office

Nearby shops

Tesco Express251 m
Sainsbury's Local488 m
Afro Carribean Groceries806 m
G7 Express899 m

Nearby cafes

Refreshments597 m
The New Cafe & Restaurant1.1 km
Daisy's Diner1.1 km
Top Star Diner1.2 km

Nearby restaurants

Vujon961 m
Hot Spot1.1 km
Zafran1.1 km
Empire Kebab1.1 km

Nearby pubs

Portland Arms278 m
The Albert Tavern613 m
The Joiners Arms629 m
The Cherry Tree893 m

Nearby gyms

South Norwood Leisure Centre214 m
Croydon Sports Arena398 m

Nearby pharmacies

Fishers Pharmacy169 m
Addiscombe Pharmacy1.1 km

Nearby health

The Enmore Practice176 m
Rosewood Dental1.1 km
Food hygiene (5-star)50% of 54

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

60

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
10.3% (high)London avg: 3.8%Strong yield — top 1% 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

4/100

Velocity score

Future outlook

36.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,544m
Crossrail 2 route10,164m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,161 nationally

1,683

Est. population

10,486/km²

60%

Employed

39%

Degree educated

£40,900

Median income

7.7%

Claimant rate

Inner cityHigh densityEstablished mixed

40

Community stability

Age profile

22%
20%
24%
22%
Under 1822%
18–3420%
35–4924%
50–6422%
65+12%

Tenure

17%
25%
32%
24%
Own outright17%
Own (mortgage)25%
Private rent32%
Social rent24%
Shared ownership1%
Rent free0%

Ethnicity

31%
13%
34%
White British31%
White Other13%
Asian9%
Black34%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine22%
No car household47%
Unemployed7%
No qualifications16%

Housing tenure (Census 2021)

Private rent32%
Social rent24%

vs. London

Income vs London-2.6%

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)
1
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)
53
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)

40-50, 40-50, Spring Lane, Croydon, SE2514 homes
completed
30-32, 30-32, Enmore Road, Croydon, SE25 5NQ14 homes
completed
31-33, 31-33, Howard Road, South Norwood, SE2512 homes
completed
The Gladstone PH, 167, The Gladstone PH, 167, Portland Road, South Norwood, SE25 4UY9 homes
completed
Enmore Lodge, 34-36, Enmore Lodge, 34-36, Enmore Road, South Norwood, SE25 5NQ9 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
6,825
Constituency
Croydon East

Councillors

Michael BonelloLabour
Amy FosterLabour
Brigitte GrahamLabour

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Key facts for SE25 4QQ

Full postcodeSE25 4QQ
Postcode districtSE25
BoroughLondon Borough of Croydon
WardWoodside
Latitude51.391926
Longitude-0.065877
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