Woodside · Croydon · Croydon East constituency · 51.39417, -0.06498

SE25 4XD— Woodside, Croydon

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

The family fortress

 

Schools 75%Safety 86/100Transport 39/100Low yield 3.12%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
61
Safety
86
Schools
61
Transport
39
Environment
73
Investment
41

The bottom line

SE25 4XD offers low crime at £481,125 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

SE25 4XD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-7.5% vs London avg
vs London income-13.3% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for SE25 4XD

🛡️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📈 Up & Coming🔒 Very Safe

“The family fortress”

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How SE25 4XD 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 · 1 min walk

KS2: 106.3

★

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 10 schools within 1.5km

Below London average

Childcare

Childcare

Crosfield Nursery School

Not inspected · 6 min walk

5 primaries · 1 secondaries · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 953m

Crime is 50% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£481,125

Median sale price

7% below London median

£481,125 is 7% below the London median (£520,000)

-9.1%

This year

Terraced

Dominant type

Price history

5-year change
+56.5%
Sales (24 months)6
New build0.0%
Avg semi-detached£450,000
Avg terraced£495,000
Price per m²£5,999/m²
Price per ft²£557/ft²
Avg floor area81.2 m²

EPC breakdown

C
11%
D
18%
E
9%

Based on 38 properties · Confidence: high

Street mix

Semi 6%Terraced 94%

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£11,556
First-time buyerFTB
£2,806
Additional propertyBTL/2nd
£25,990

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

13.2×

Price-to-income

£2,407/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£203,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7%

Total change

+704%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.9%

per year

Acceleration

-47.99

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 83 sales

Property Type Mix

Total: 83 sales

Semi-detached6%
Terraced94%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£109k+95.5%3.5
Post-dot-com plateau2001–2004£120k£185k+54.2%3.5
Pre-crash peak2005–2007£183k£227k+24.4%2.7
GFC & correction2008–2012£231k£250k+8%1.4
Help-to-Buy recovery2013–2015£230k£290k+26.1%3
Brexit uncertainty2018–2019£350k£369k+5.3%3
Pandemic surge2021–2021£308k£308k+0%4
Rate-rise correction2022–2023£485k£456k-6%3
Current market2024–2026£430k£450k+4.7%2.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.9%
District
7.9%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Norwood Junction

Nearby stations

Arena Tram StopTram
7 min walk
Harrington Road Tram StopTram
9 min walk
Norwood Junction Rail StationSoutheastern · Southern
10 min walk
Norwood JunctionNational Rail
10 min walk
Woodside Tram StopTram
10 min walk
No bus stops within 400m

19

Walkability score

50

Footpaths (500m)

0

Santander docks (800m)

4.9 km

Nearest cycle dock

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 park69m
Santander docks (800m)0
Nearest cycle dock4.9 km

Nearby car parks

🅿️
Dragon Quest
753m
🅿️
World Of Golf
798m

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: 10.9 km away✗ Not Green Belt✗ Not AONB76% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 4.8 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

14 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.5 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

84

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: Vujon (1.2 km)

Nearest supermarketTesco Express · 886 m
4 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

912m

Post office

Nearby shops

Tesco Express171 m
Sainsbury's Local338 m
Afro Carribean Groceries710 m
G7 Express749 m

Nearby cafes

Refreshments378 m

Nearby restaurants

Vujon1.2 km

Nearby pubs

Portland Arms177 m
The Albert Tavern376 m
The Cherry Tree805 m
The Jolly Sailor878 m

Nearby gyms

South Norwood Leisure Centre199 m
Croydon Sports Arena311 m

Nearby pharmacies

Fishers Pharmacy193 m

Nearby health

The Enmore Practice233 m
Food hygiene (5-star)39% of 46

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score33/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months2

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

17/100

Velocity score

Future outlook

66.4

Price growth score

B
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,358m
Crossrail 2 route10,103m

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%
Price vs London-7.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
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)
47
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)

SOUTH NORWOOD COUNTRY PARK, LAND B/B, SOUTH NORWOOD COUNTRY PARK, LAND B/B, WESTGATE ROAD, HARRINGTON ROAD, SE2562 homes
completed
SOUTH NORWOOD COUNTRY PARK, LAND B/B, SOUTH NORWOOD COUNTRY PARK, LAND B/B, WESTGATE ROAD, HARRINGTON ROAD, SE2562 homes
completed
55-63, 55-63, HARRINGTON ROAD, SE2515 homes
completed
114, 114, Portland Road, South Norwood, SE25 4PJ14 homes
completed
114, 114, Portland Road, South Norwood, SE25 4PJ11 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£481,125)

£11,556

Standard buyer

£2,806

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.

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Key facts for SE25 4XD

Full postcodeSE25 4XD
Postcode districtSE25
BoroughLondon Borough of Croydon
WardWoodside
Latitude51.394169
Longitude-0.064977
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