South Norwood · Croydon · Streatham and Croydon North constituency · 51.39646, -0.07629

SE25 5AD— South Norwood, Croydon

Location and area intelligence for SE25 5AD, South Norwood, Croydon

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 66/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
57
Safety
70
Schools
90
Transport
66
Environment
55
Investment
61

The bottom line

SE25 5AD offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE25 5AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.5% vs London avg
vs London crime+103.0% vs London avg

Deep-dive guides for SE25 5AD

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How SE25 5AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

South Norwood Primary

Good · Inspected Jan 2023 · 3 min walk

KS2: 101.2

★★

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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

131.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+103% vs borough

Crime by type

Other32%
Violence & sexual offences30%
Anti-social behaviour10%
Robbery7%
Vehicle crime7%
Drug offences6%
Theft4%
Burglary3%

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 · 1.5km

Crime is +103% above 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£5,166/m²
Price per ft²£480/ft²
Avg floor area54.7 m²

EPC breakdown

B
16%
C
45%
D
10%
E
3%
F
1%

Based on 75 properties · Confidence: high

Street mix

Detached 3%Flat 97%

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£136,750
Rebuild cost per m²£2,500/m²

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

Construction era2016
WallsAverage thermal transmittance 0.13 W/m²K
Roof(other premises above)
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+5.6%

Total change

+309%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.1%

per year

Acceleration

-10.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 33 sales

Property Type Mix

Total: 33 sales

Detached3%
Flat/maisonette97%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£67k£67k+0%2
Post-dot-com plateau2003–2004£125k£117k-6.4%2
Pre-crash peak2005–2007£200k£250k+25%6.5
Help-to-Buy recovery2013–2016£164k£230k+40.2%1.7
Brexit uncertainty2017–2017£269k£269k+0%3
Pandemic surge2020–2021£300k£290k-3.3%1
Rate-rise correction2022–2022£302k£302k+0%2
Current market2024–2025£303k£272k-10.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.8%
District
6.8%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
Norwood Junction→ London Bridge· 6 tph
12 min

Nearby stations

Norwood Junction Rail StationWindrush · Southeastern
1 min walk
Norwood JunctionNational Rail
1 min walk
Harrington Road Tram StopTram
14 min walk
Woodside Tram StopTram
16 min walk
Blackhorse Lane Tram StopTram
17 min walk
4 bus routes · 10 stops within 400m · 112 buses/hr peak

47

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

4.4 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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)19
Nearest car park121m
Santander docks (800m)0
Nearest cycle dock4.4 km

Nearby car parks

🅿️
Aldi· no
121m

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: 10.4 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 4.9 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

14 min walk

79%

Recommend GP

79%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

Nearest supermarket224 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

210m

Post office

Nearby shops

Afro Carribean Groceries168 m
G7 Express338 m
Tesco Express364 m
Londis483 m

Nearby cafes

YEHA NOHA167 m
Costa204 m
The Lakes Cafe1.1 km

Nearby pubs

The Cherry Tree114 m
The Shelverdine Goathouse233 m
The Jolly Sailor338 m
The Albion375 m

Nearby gyms

South Norwood Leisure Centre679 m
Croydon Sailing Club1.1 km

Nearby pharmacies

Day Lewis Pharmacy214 m
Fishers Pharmacy727 m

Nearby health

The Enmore Practice709 m
Food hygiene (5-star)54% of 114

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

61

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
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

43.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,953m
Crossrail 2 route9,288m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,952 nationally

2,039

Est. population

10,497/km²

66%

Employed

46%

Degree educated

£39,700

Median income

7.4%

Claimant rate

Urban coreHigh densityRenters

31

Community stability

Age profile

21%
28%
25%
16%
Under 1821%
18–3428%
35–4925%
50–6416%
65+11%

Tenure

26%
48%
14%
Own outright10%
Own (mortgage)26%
Private rent49%
Social rent14%
Shared ownership2%
Rent free0%

Ethnicity

29%
15%
30%
White British29%
White Other15%
Asian11%
Black30%
Mixed10%
Other5%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine21%
No car household54%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent48%
Social rent14%

vs. London

Income vs London-5.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
6
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)
48
Largest scheme
288 homes · WOODSIDE BRICKWORKS, 588-594, WOODSIDE BRICKWORKS, 588-594, DAVIDSON ROAD, BECKFORD ROAD (63-75), SE25
Pipeline pressure
NONE

Named schemes (500m)

Paxton House, 9, Paxton House, 9, Cargreen Road, South Norwood, SE25 5AE36 homes
completed
9, 9, Cargreen Road, South Norwood, SE25 5AE34 homes
completed
CORPORATION DEPOT, CORPORATION DEPOT, CARMICHAEL ROAD, SE2532 homes
completed
72 - 102, 72 - 102, Carmichael Road, South Norwood, SE25 5LX29 homes
completed
213-215, 213-215, SELHURST ROAD, SE25 6Y27 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.6%
Ward turnout
30%
Election year
2022
MP
Steve Reed (Labour (Co-op))
MP majority
14,226
Constituency
Croydon West

Councillors

Louis CarseridesLabour
Stella NabukeeraLabour
Christopher Derek HermanLabour

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Key facts for SE25 5AD

Full postcodeSE25 5AD
Postcode districtSE25
BoroughLondon Borough of Croydon
WardSouth Norwood
Latitude51.396459
Longitude-0.076294
Parliamentary constituencyStreatham and Croydon North
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