Woodside · Croydon · Croydon East constituency · 51.39070, -0.06200

SE25 4RH— Woodside, Croydon

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

The family fortress

 

Schools 75%Safety 86/100Transport 29/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
86
Schools
61
Transport
29
Environment
79
Investment
30

The bottom line

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

Less suited to Car-free commuters.

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Location

SE25 4RH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-13.3% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for SE25 4RH

🛡️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 4RH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

Oasis Academy Shirley Park Primary

Not yet inspected · 5 min walk

★

Secondary

Oasis Academy Arena

Requires Improvement · Inspected Nov 2023 · 3 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

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

32.2 incidents per 1,000 residents

Better than 77% of London
→ Stable

-50% vs borough

Crime by type

Violence & sexual offences33%
Other25%
Vehicle crime21%
Anti-social behaviour13%
Drug offences6%
Robbery2%
Theft0%
Burglary0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 548m

Crime is 50% 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£5,671/m²
Price per ft²£527/ft²
Avg floor area103.3 m²

EPC breakdown

C
7%
D
7%
E
3%

Based on 17 properties · Confidence: medium

Street mix

Semi 7%Terraced 90%Flat 2%

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£258,250
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)
RoofPitched, 100 mm loft insulation
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

1996–2025 · CAGR

+8.2%

Total change

+887%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.5%

per year

Acceleration

+3.54

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 41 sales

Property Type Mix

Total: 41 sales

Semi-detached7.3%
Terraced90.2%
Flat/maisonette2.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£58k£113k+93.1%1.3
Post-dot-com plateau2002–2004£199k£230k+15.6%1.3
Pre-crash peak2005–2007£236k£242k+2.4%4
GFC & correction2008–2012£272k£235k-13.4%1.8
Help-to-Buy recovery2014–2015£359k£388k+8.1%2
Brexit uncertainty2017–2018£488k£380k-22.1%1.5
Pandemic surge2021–2021£430k£430k+0%1
Rate-rise correction2022–2023£550k£505k-8.1%1.5
Current market2024–2025£530k£575k+8.5%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.5%
District
6.5%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing4
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Birkbeck

Nearby stations

Arena Tram StopTram
3 min walk
Woodside Tram StopTram
6 min walk
Blackhorse Lane Tram StopTram
11 min walk
Harrington Road Tram StopTram
13 min walk
Norwood Junction Rail StationWindrush · Southeastern
14 min walk
No bus stops within 400m

24

Walkability score

76

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 park208m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
Dragon Quest
453m
🅿️
World Of Golf
494m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.3 km away✗ Not Green Belt✗ Not AONB95% 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

9 min walk

90%

Recommend GP

90%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

Nearest hospitalShirley Oaks Hospital · 1.0 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

68

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Portland Arms (547 m)

No restaurants within 800m — nearest: Bywood Fish Bar (732 m)

Nearest supermarketTesco Express · 727 m
4 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Tesco Express523 m
Portland Wines700 m
Bywood Deli750 m
Sainsbury's Local753 m

Nearby cafes

Refreshments611 m
Fat Boys755 m
The New Cafe & Restaurant1.0 km
Eddie's Cafe1.0 km

Nearby restaurants

Bywood Fish Bar732 m
Bywood Kebab House745 m
Vujon858 m
Dans Garden999 m

Nearby pubs

Portland Arms547 m
The Joiners Arms711 m
The Albert Tavern809 m
The Cricketers1.0 km

Nearby gyms

Croydon Sports Arena315 m
South Norwood Leisure Centre501 m

Nearby pharmacies

Fishers Pharmacy458 m
Greenchem Dispensing Chemist749 m

Nearby health

The Enmore Practice474 m
Bywood Dental705 m
Rosewood Dental992 m
Shirley Oaks Hospital1.0 km
Food hygiene (5-star)48% of 31

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

30

Investment score

Weak

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

Low gross yield (2.6%) 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
2.6% (low)London avg: 3.8%Below average yield — bottom 72%
Gentrification score16/100
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

42.4

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,402m
Crossrail 2 route10,466m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,079 nationally

1,615

Est. population

14,940/km²

69%

Employed

46%

Degree educated

£36,400

Median income

5.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

53

Community stability

Age profile

27%
20%
26%
18%
Under 1827%
18–3420%
35–4926%
50–6418%
65+10%

Tenure

22%
48%
20%
Own outright22%
Own (mortgage)48%
Private rent20%
Social rent9%
Shared ownership1%

Ethnicity

40%
14%
27%
White British40%
White Other14%
Asian8%
Black27%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine15%
No car household29%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent20%
Social rent9%

vs. London

Income vs London-13.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
5
Largest scheme
100 homes · The Academy (Fmr Ashburton High Sch), The Academy (Fmr Ashburton High Sch), SHIRLEY ROAD, Stroud Green Way, CR9 7AL
Pipeline pressure
NONE

Named schemes (500m)

Malling Close, Stockbury Road, Croydon, CR0 7YF41 homes
completed
40-50, 40-50, Spring Lane, Croydon, SE2514 homes
completed
104, 104, Macclesfield Road, South Norwood, SE25 LRX8 homes
completed
230-234, 230-234, Portland Road, South Norwood, London, SE25 4SL7 homes
completed
230-234, 230-234, Portland Road, South Norwood, London, SE25 4SL5 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 4RH

Full postcodeSE25 4RH
Postcode districtSE25
BoroughLondon Borough of Croydon
WardWoodside
Latitude51.390702
Longitude-0.062004
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