Deep-dive guides for SE25 5BS
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At a glance
- 📍SE25 5BS is in Woodside, Croydon — a liveability score of 58/100.
- 🏠Property prices average £450k (median). Crime is 48% below the London average.
- 👤Best for: Families, Owner-occupiers · Less ideal for: Car-free commuters
Property
1 MayPrices, sales volume and market trends
Low transaction volume — only 2 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.
£449,500
Median sale price
This year
Terraced
Dominant type
Price history
Street mix
LHA rates — Outer South London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Market momentum
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Stamp Duty & Affordability Calculator
Stamp duty on median price (£449,500)
£9,975
Standard buyer
£1,225
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.
Investment
Rental yield, rent and gentrification
44
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
Price growth potential
Development pressure
New supply risk
Safety
18 AprCrime rates and local incidents
HIGH CRIME
33.5 incidents per 1,000 residents
+34% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Crime is 149% below London average
Transport
1 MayPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
67
Walkability score
38
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
33 min
London Bridge ★
58 min
Victoria
42 min
Waterloo
45 min
Canary Wharf
44 min
City
Source: TfL Journey Planner (sector-level)
Location
Schools
18 AprNearest schools and Ofsted ratings
73
Education score
Primary
St Thomas Becket Catholic Primary School
Good · 1 min walk
KS2: 106.3
Secondary
Oasis Academy Arena
Requires Improvement · 8 min walk
83% of local schools rated Good or Outstanding
Childcare
Childcare
Crosfield Nursery School
Not inspected · 6 min walk
8 primaries · 2 secondaries · 1 childcare — within 1km
Environment
22 AprFlood risk, air quality and noise
Nearest SSSI: Croham Hurst SSSI — 4.2 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Health
GP, dental and hospital access
ASHBURTON PARK MEDICAL CENTRE
ASHBURTON PARK M.PRACTICE, 416 LOWER ADDISCOMBE ROAD, ADDISCOMBE, CR0 7AG
8 min walk
90%
Recommend GP
90%
Overall GP experience
2
GPs within 1km
3
Dentists within 1km
1
Care homes (1km)
Demographics
22 AprPopulation, deprivation and income
Decile 4/10
More deprived than average
Index of Multiple Deprivation
Rank: 12,331 nationally
1,702
Est. population
12,152/km²
67%
Employed
42%
Degree educated
£40,900
Median income
7.0%
Claimant rate
45
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Politics
Local councillors and MP
Councillors
Amenities
Shops, restaurants, parks and more
42
Parks (1km)
7
Restaurants (800m)
2
Cafes (800m)
1
Pubs (400m)
2
Pharmacies (800m)
3
Gyms (1km)
5
Sports (1km)
0
Convenience
1
Libraries (1km)
0
Cinemas (2km)
806m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
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