South Norwood · Croydon · Croydon West constituency · 51.39736, -0.07085

SE25 4UN— South Norwood, Croydon

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

The family fortress

 

Schools 86%Safety 76/100Transport 63/100Yield 3.53%

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
64
Safety
76
Schools
90
Transport
63
Environment
74
Investment
66

The bottom line

SE25 4UN offers exceptional schools (100% Good/Outstanding) and low crime at £425,000 median — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how SE25 4UN scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE25 4UN meets your needs.

Location

SE25 4UN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-18.3% vs London avg
vs London income-11.0% vs London avg
vs London crime+41.0% vs London avg

Deep-dive guides for SE25 4UN

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE25 4UN with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌿 Green Lung📈 Up & Coming🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SE25 4UN 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 · 2 min walk

KS2: 100.2

★★

Secondary

Harris Academy South Norwood

Good · Inspected May 2022 · 6 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 · 5 min walk

5 primaries · 2 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

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 1.4km

Crime is +41% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£425,000

Median sale price

18% below London median

£425,000 is 18% below the London median (£520,000)

+56.7%

This year

Flat

Dominant type

Price history

5-year change
+102.4%
Sales (24 months)7
New build0.0%
Avg detached£510,000
Avg terraced£370,000
Avg flat£387,500
Price per m²£7,671/m²
Price per ft²£713/ft²
Avg floor area55.2 m²

EPC breakdown

A
3%
B
19%
C
30%
D
12%
E
8%
F
4%
G
2%

Based on 78 properties · Confidence: high

Street mix

Semi 5%Terraced 29%Detached 10%Flat 43%Other 14%

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

Stamp duty

Standard buyer£8,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£21,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.4×

Price-to-income

£2,126/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£138,000
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 BAnnual charge £1,620
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+7.7%

Total change

+586%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.0%

per year

Acceleration

-35.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 34 sales

Property Type Mix

Total: 34 sales

Detached8.8%
Semi-detached5.9%
Terraced32.4%
Flat/maisonette52.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£69k£120k+75.5%1.5
Post-dot-com plateau2001–2004£124k£98k-21.4%2.3
Pre-crash peak2005–2007£216k£227k+4.9%2.3
Help-to-Buy recovery2014–2015£168k£191k+14%2
Pandemic surge2021–2021£210k£210k+0%1
Rate-rise correction2023–2023£228k£228k+0%4
Current market2024–2025£370k£470k+27%4

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
8.1%
District
8.1%
Terraced+0% α
Local
6.6%
District
6.6%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
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→ London Bridge· 6 tph
12 min

Nearby stations

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

31

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

4.5 km

Nearest cycle dock

Central London commute times

London Bridge ★26 min
Victoria49 min ↑
Waterloo43 min ↑
Canary Wharf43 min ↓
City40 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)30
Nearest car park287m
Santander docks (800m)0
Nearest cycle dock4.5 km

Nearby car parks

🅿️
Aldi· no
415m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 10.4 km away✗ Not Green Belt✗ Not AONB79% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 5.1 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

NORTHWAY ROAD SURGERY

139 NORTHWAY ROAD, CR0 6JJ

17 min walk

79%

Recommend GP

79%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 2.0 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Albert Tavern (307 m)

Nearest supermarket381 m
1 tennis courts2 swimming pools

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)

392m

Post office

Nearby shops

G7 Express208 m
Sainsbury's Local211 m
Afro Carribean Groceries227 m
Tesco Express447 m

Nearby cafes

YEHA NOHA388 m
Costa444 m
Refreshments732 m
The Lakes Cafe1.0 km

Nearby pubs

The Albert Tavern307 m
The Cherry Tree316 m
The Jolly Sailor336 m
The Albion363 m

Nearby gyms

South Norwood Leisure Centre471 m
Croydon Sports Arena834 m
Croydon Sailing Club1.0 km

Nearby pharmacies

Day Lewis Pharmacy415 m
Fishers Pharmacy528 m

Nearby health

The Enmore Practice532 m
Food hygiene (5-star)50% of 136

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

66

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score43/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months5

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

65.7

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,565m
Crossrail 2 route9,576m

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%
Price vs London-18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
4
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
0
Under construction
0
Completed (3yr)
71
Largest scheme
50 homes · RAILWAY LAND, RAILWAY LAND, KINGS ROAD, SE25
Pipeline pressure
NONE

Named schemes (500m)

99-103, 99-103, PORTLAND ROAD, SE2535 homes
completed
WORKS, 19, WORKS, 19, ELDON PARK, SE25 4JQ26 homes
completed
Clifford Road Car Park, Clifford Road Car Park, Clifford Road, South Norwood, SE2526 homes
completed
Goat House Public House, Goat House Public House, Penge Road, South Norwood, SE2525 homes
completed
12, 12, BELGRAVE ROAD, SE2525 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£425,000)

£8,750

Standard buyer

£0

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in SE25 4UN? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE25 4UN.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

What else could £425k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track SE25 4UN

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE25 4UN

Full postcodeSE25 4UN
Postcode districtSE25
BoroughLondon Borough of Croydon
WardSouth Norwood
Latitude51.397359
Longitude-0.070851
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