South Norwood · Croydon · Croydon West constituency · 51.40136, -0.07008

SE25 4TP— South Norwood, Croydon

Location and area intelligence for SE25 4TP, South Norwood, Croydon

The practical family move

 

Schools 83%Safety 76/100Transport 55/100

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
54
Safety
76
Schools
90
Transport
55
Environment
52
Investment
70

The bottom line

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

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Location

SE25 4TP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-11.0% vs London avg
vs London crime+41.0% vs London avg

Deep-dive guides for SE25 4TP

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

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“The practical family move”

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How SE25 4TP 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 · 4 min walk

KS2: 100.2

★★

Secondary

Harris Academy South Norwood

Good · Inspected May 2022 · 5 min walk

P8: +0.44A8: 47.8

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

91.4 incidents per 1,000 residents

Higher crime than 69% of London
→ Stable

+41% vs borough

Crime by type

Violence & sexual offences30%
Other26%
Anti-social behaviour20%
Vehicle crime8%
Drug offences7%
Burglary4%
Theft2%
Robbery2%

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 · 1.8km

Crime is +41% above London average

Property

Prices, sales volume and market trends

Avg floor area65.4 m²

EPC breakdown

C
5%
D
7%
E
2%

Based on 14 properties · Confidence: medium

Street mix

Flat 100%

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

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£163,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,620
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2018 · CAGR

+6.8%

Total change

+225%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.9%

per year

Acceleration

-78.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£77k£77k+0%1
Post-dot-com plateau2002–2004£125k£135k+8%1
Pre-crash peak2005–2007£120k£149k+23.9%1.7
Brexit uncertainty2017–2018£260k£250k-3.8%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
11.3%
District
11.3%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

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→ London Bridge· 6 tph
12 min

Nearby stations

Norwood Junction Rail StationWindrush · Southeastern
8 min walk
Norwood JunctionNational Rail
8 min walk
Harrington Road Tram StopTram
8 min walk
Birkbeck Tram StopTram
13 min walk
Anerley Rail StationSouthern · Windrush
15 min walk
No bus stops within 400m

27

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge ★34 min
Victoria54 min ↑
Waterloo50 min ↑
Canary Wharf52 min ↑
City50 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park433m
Santander docks (800m)0
Nearest cycle dock4.3 km

Nearby car parks

🅿️
Aldi· no
636m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 10.0 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 5.5 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): 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

22 min walk

79%

Recommend GP

79%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 2.3 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

82

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Albion (365 m)

Nearest supermarket524 m
2 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)

545m

Post office

Nearby shops

Penge food and wine344 m
G7 Express360 m
Tesco Express403 m
Londis510 m

Nearby cafes

YEHA NOHA577 m
Costa599 m
The Lakes Cafe632 m
Refreshments884 m

Nearby pubs

The Albion365 m
The Jolly Sailor387 m
The Albert Tavern506 m
The Shelverdine Goathouse526 m

Nearby gyms

Croydon Sailing Club667 m
South Norwood Leisure Centre877 m

Nearby pharmacies

Day Lewis Pharmacy562 m
Fishers Pharmacy931 m

Nearby health

The Enmore Practice945 m
O'Connor and Associates Dental Surgery1.1 km
Food hygiene (5-star)52% of 109

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

70

Investment score

Strong

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

Avg monthly rent
£1,250London avg: £1,950/mo
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

15.5

Price growth score

E
Medium

Development pressure

High

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,368m
Crossrail 2 route9,415m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,568 nationally

1,827

Est. population

11,344/km²

56%

Employed

38%

Degree educated

£37,400

Median income

11.4%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

34

Community stability

Age profile

29%
21%
25%
16%
Under 1829%
18–3421%
35–4925%
50–6416%
65+9%

Tenure

31%
44%
Own outright12%
Own (mortgage)12%
Private rent31%
Social rent44%
Rent free1%

Ethnicity

23%
40%
White British23%
White Other12%
Asian11%
Black40%
Mixed11%
Other4%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine24%
No car household59%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Social rent44%
Private rent31%

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)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
5
Local approval rate
50%
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)
66
Largest scheme
50 homes · RAILWAY LAND, RAILWAY LAND, KINGS ROAD, SE25
Pipeline pressure
LOW

Named schemes (500m)

RAILWAY LAND, RAILWAY LAND, KINGS ROAD, SE2550 homes
completed
99-103, 99-103, PORTLAND ROAD, SE2535 homes
completed
WORKS, 19, WORKS, 19, ELDON PARK, SE25 4JQ26 homes
completed
Goat House Public House, Goat House Public House, Penge Road, South Norwood, SE2525 homes
completed
David House, 45, David House, 45, High Street, Croydon, SE25 6HJ22 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.6%
Ward turnout
30%
Election year
2022
MP
Sarah Jones (Labour)
MP majority
14,226
Constituency
Croydon West

Councillors

Louis CarseridesLabour
Stella NabukeeraLabour
Christopher Derek HermanLabour

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Key facts for SE25 4TP

Full postcodeSE25 4TP
Postcode districtSE25
BoroughLondon Borough of Croydon
WardSouth Norwood
Latitude51.401357
Longitude-0.070079
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