Woodside · Croydon · Croydon East constituency · 51.39007, -0.07122

SE25 5DE— Woodside, Croydon

Location and area intelligence for SE25 5DE, Woodside, Croydon

The practical family move

 

Schools 88%Safety 76/100Transport 47/100~9% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
54
Safety
76
Schools
76
Transport
47
Environment
53
Investment
60

The bottom line

SE25 5DE offers exceptional schools (88% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE25 5DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-2.6% vs London avg
vs London crime+40.0% vs London avg

Deep-dive guides for SE25 5DE

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE25 5DE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Thomas Becket Catholic Primary School

Good · Inspected Mar 2022 · 1 min walk

KS2: 106.3

★

Secondary

Oasis Academy Arena

Requires Improvement · Inspected Nov 2023 · 9 min walk

P8: -0.46A8: 33.6

88% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Above London average

Childcare

Childcare

Crosfield Nursery School

Not inspected · 5 min walk

9 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

90.9 incidents per 1,000 residents

Higher crime than 69% of London
→ Stable

+40% vs borough

Crime by type

Violence & sexual offences35%
Other25%
Anti-social behaviour18%
Vehicle crime10%
Burglary6%
Drug offences5%
Robbery1%
Theft1%

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 · 789m

Crime is +40% 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£4,282/m²
Price per ft²£398/ft²
Avg floor area38.7 m²

EPC breakdown

C
8%
D
12%
E
2%

Based on 22 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£96,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2026 · CAGR

+4.3%

Total change

+202%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.1%

per year

Acceleration

+44.95

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 44 sales

Property Type Mix

Total: 44 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£58k£58k+0%4
Post-dot-com plateau2001–2004£83k£102k+22.8%3.8
Pre-crash peak2005–2007£115k£133k+15.7%3
GFC & correction2008–2011£113k£140k+24.4%1.3
Help-to-Buy recovery2014–2016£133k£200k+50.9%2.5
Brexit uncertainty2017–2018£189k£224k+18.7%1.5
Pandemic surge2021–2021£189k£189k+0%1
Rate-rise correction2022–2022£270k£270k+0%1
Current market2024–2026£165k£175k+6.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.2%
District
7.2%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Woodside Tram StopTram
7 min walk
Blackhorse Lane Tram StopTram
7 min walk
Norwood Junction Rail StationWindrush · Southeastern
10 min walk
Norwood JunctionNational Rail
10 min walk
Arena Tram StopTram
11 min walk
No bus stops within 400m

25

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

5.0 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)32
Nearest car park462m
Santander docks (800m)0
Nearest cycle dock5.0 km

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: 11.2 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 4.3 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

9 min walk

79%

Recommend GP

79%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.4 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Vujon (854 m)

Nearest supermarketTesco Express · 340 m
1 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

908m

Post office

Nearby shops

Tesco Express508 m
Londis559 m
Sainsbury's Local660 m
Afro Carribean Groceries801 m

Nearby cafes

The New Cafe & Restaurant878 m
Daisy's Diner881 m
Top Star Diner927 m
YEHA NOHA947 m

Nearby restaurants

Vujon854 m
Hot Spot865 m
Zafran880 m
Favorite Chicken & Ribs899 m

Nearby pubs

The Joiners Arms346 m
Portland Arms527 m
The Cherry Tree857 m
The Albert Tavern883 m

Nearby gyms

South Norwood Leisure Centre456 m

Nearby pharmacies

Fishers Pharmacy442 m
Addiscombe Pharmacy879 m
Day Lewis Pharmacy996 m
Boots1.0 km

Nearby health

The Enmore Practice405 m
Rosewood Dental873 m
Croydon Dental Practice1.1 km
Food hygiene (5-star)42% of 65

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

60

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
8.8% (high)London avg: 3.8%Strong yield — top 4% of London
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

High

Demand

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

39.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,968m
Crossrail 2 route9,932m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,161 nationally

1,683

Est. population

10,486/km²

60%

Employed

39%

Degree educated

£40,900

Median income

7.7%

Claimant rate

Inner cityHigh densityEstablished mixed

40

Community stability

Age profile

22%
20%
24%
22%
Under 1822%
18–3420%
35–4924%
50–6422%
65+12%

Tenure

17%
25%
32%
24%
Own outright17%
Own (mortgage)25%
Private rent32%
Social rent24%
Shared ownership1%
Rent free0%

Ethnicity

31%
13%
34%
White British31%
White Other13%
Asian9%
Black34%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine22%
No car household47%
Unemployed7%
No qualifications16%

Housing tenure (Census 2021)

Private rent32%
Social rent24%

vs. London

Income vs London-2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
2
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
47
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)

WOODSIDE BRICKWORKS, 588-594, WOODSIDE BRICKWORKS, 588-594, DAVIDSON ROAD, BECKFORD ROAD (63-75), SE25288 homes
completed
The Beehive 47, The Beehive 47, Woodside Green (Including Land To The Rear), South Norwood, London, SE25 5HQ44 homes
completed
PART OF FORMER WOODSIDE BRICKWORKS, PART OF FORMER WOODSIDE BRICKWORKS, DAVIDSON ROAD, SE2526 homes
completed
130, 130, BIRCHANGER ROAD, SE2518 homes
completed
30-32, 30-32, Enmore Road, Croydon, SE25 5NQ14 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

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Key facts for SE25 5DE

Full postcodeSE25 5DE
Postcode districtSE25
BoroughLondon Borough of Croydon
WardWoodside
Latitude51.390072
Longitude-0.071215
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