Woodside · Croydon · Croydon East constituency · 51.39152, -0.06017

SE25 4RY— Woodside, Croydon

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

The family fortress

 

Schools 67%Safety 81/100Transport 40/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
57
Safety
81
Schools
56
Transport
40
Environment
80
Investment
41

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

SE25 4RY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-13.3% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for SE25 4RY

🛡️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 4RY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

Primary

Oasis Academy Shirley Park Primary

Not yet inspected · 6 min walk

★

Secondary

Oasis Academy Arena

Requires Improvement · Inspected Nov 2023 · 3 min walk

P8: -0.46A8: 33.6

67% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Below London average

Childcare

Childcare

Crosfield Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.0 incidents per 1,000 residents

Better than 51% of London
→ Stable

-1% vs borough

Crime by type

Other32%
Violence & sexual offences28%
Anti-social behaviour14%
Vehicle crime10%
Drug offences8%
Burglary4%
Robbery3%
Theft1%

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 · 653m

Crime is 1% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,608/m²
Price per ft²£428/ft²
Avg floor area89.4 m²

EPC breakdown

C
10%
D
12%
E
6%

Based on 28 properties · Confidence: medium

Street mix

Semi 9%Terraced 87%Detached 2%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£223,500
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)
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

1996–2025 · CAGR

+6.3%

Total change

+484%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.0%

per year

Acceleration

-6.74

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £75k–£100k · 46 sales

Property Type Mix

Total: 46 sales

Detached2.2%
Semi-detached8.7%
Terraced87%
Flat/maisonette2.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£58k£120k+105.9%3
Post-dot-com plateau2001–2004£119k£174k+46.2%2.7
Pre-crash peak2005–2006£182k£204k+12%2
GFC & correction2008–2012£200k£220k+10%1.2
Help-to-Buy recovery2014–2016£255k£383k+50%2
Brexit uncertainty2018–2019£460k£395k-14.1%1
Pandemic surge2020–2020£361k£361k+0%2
Rate-rise correction2022–2023£515k£436k-15.3%1
Current market2024–2025£400k£340k-15%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.2%
District
7.2%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Elmers End

Nearby stations

Arena Tram StopTram
2 min walk
Woodside Tram StopTram
8 min walk
Harrington Road Tram StopTram
12 min walk
Blackhorse Lane Tram StopTram
13 min walk
Elmers End Tram StopTram
13 min walk
No bus stops within 400m

24

Walkability score

112

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 park71m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
Dragon Quest
332m
🅿️
World Of Golf
377m

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 AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 4.6 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

2

Dentists within 1km

Nearest hospitalShirley Oaks Hospital · 1.1 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.4 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)

0

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Portland Arms (592 m)

No restaurants within 800m — nearest: Bywood Fish Bar (655 m)

Nearest supermarketTesco Express · 883 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

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Tesco Express573 m
Portland Wines621 m
Bywood Deli669 m
Sainsbury's Local782 m

Nearby cafes

Refreshments512 m
Fat Boys674 m
Eddie's Cafe1.2 km

Nearby restaurants

Bywood Fish Bar655 m
Bywood Kebab House664 m
Vujon986 m
Dans Garden1.1 km

Nearby pubs

Portland Arms592 m
The Albert Tavern788 m
The Cricketers1.2 km

Nearby gyms

Croydon Sports Arena214 m
South Norwood Leisure Centre564 m

Nearby pharmacies

Fishers Pharmacy526 m
Greenchem Dispensing Chemist674 m

Nearby health

The Enmore Practice553 m
Bywood Dental626 m
Shirley Oaks Hospital1.1 km
Food hygiene (5-star)54% of 24

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

41

Investment score

Moderate

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
3.8% (average)London avg: 3.8%Above average yield
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

44.6

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,245m
Crossrail 2 route10,536m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,634 nationally

1,218

Est. population

19,050/km²

65%

Employed

43%

Degree educated

£36,400

Median income

5.1%

Claimant rate

Inner cityVery high densityOwner occupiers / families

53

Community stability

Age profile

26%
19%
24%
19%
Under 1826%
18–3419%
35–4924%
50–6419%
65+12%

Tenure

25%
44%
18%
Own outright25%
Own (mortgage)44%
Private rent18%
Social rent12%
Shared ownership1%

Ethnicity

32%
32%
White British32%
White Other13%
Asian8%
Black32%
Mixed11%
Other4%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine18%
No car household25%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent18%
Social rent12%

vs. London

Income vs London-13.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
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)

Malling Close, Stockbury Road, Croydon, CR0 7YF41 homes
completed
104, 104, Macclesfield Road, South Norwood, SE25 LRX8 homes
completed
31, 31, Southcote Road, SE25 4RG2 homes
completed
85, 85, Longhurst Road, Croydon, CR0 7AZ1 homes
completed
85, 85, Longhurst Road, Croydon, CR0 7AZ1 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 4RY

Full postcodeSE25 4RY
Postcode districtSE25
BoroughLondon Borough of Croydon
WardWoodside
Latitude51.391517
Longitude-0.060173
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