Woodside · Croydon · Croydon East constituency · 51.39025, -0.06819

SE25 5DN— Woodside, Croydon

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

The family fortress

 

Schools 80%Safety 76/100Transport 42/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
52
Safety
76
Schools
71
Transport
42
Environment
56
Investment
38

The bottom line

SE25 5DN offers exceptional schools (80% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE25 5DN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE25 5DN

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE25 5DN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

71

Education score

Good for families
★ Top school within 1km
★★

Primary

St Thomas Becket Catholic Primary School

Good · Inspected Mar 2022 · 3 min walk

KS2: 106.3

★

Secondary

Oasis Academy Arena

Requires Improvement · Inspected Nov 2023 · 7 min walk

P8: -0.46A8: 33.6

80% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Above London average

Childcare

Childcare

Crosfield Nursery School

Not inspected · 5 min walk

8 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 · 649m

Crime is +40% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£4,952/m²
Price per ft²£460/ft²
Avg floor area103.7 m²

EPC breakdown

C
1%
D
7%
E
2%

Based on 10 properties · Confidence: medium

Street mix

Terraced 96%Flat 4%

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£259,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (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

1996–2026 · CAGR

+8.1%

Total change

+937%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.6%

per year

Acceleration

-18.07

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 24 sales

Property Type Mix

Total: 24 sales

Terraced95.8%
Flat/maisonette4.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£51k£91k+78%2
Post-dot-com plateau2002–2003£210k£238k+13.1%1
Pre-crash peak2005–2006£224k£228k+1.8%1.5
GFC & correction2008–2011£184k£280k+52.2%1
Help-to-Buy recovery2013–2014£255k£346k+35.7%1.5
Brexit uncertainty2017–2017£390k£390k+0%1
Pandemic surge2021–2021£406k£406k+0%2
Current market2024–2026£502k£530k+5.6%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.5%
District
8.5%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing8
Trend Position40

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
5 min walk
Blackhorse Lane Tram StopTram
8 min walk
Arena Tram StopTram
9 min walk
Norwood Junction Rail StationWindrush · Southeastern
11 min walk
Norwood JunctionNational Rail
11 min walk
No bus stops within 400m

24

Walkability score

49

Footpaths (500m)

0

Santander docks (800m)

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)

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Parking & EV

Car parks, spaces and charging points

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)32
Nearest car park255m
Santander docks (800m)0
Nearest cycle dock5.1 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 AONB20% green spaceTree canopy: 10%
More green space than 75% of London

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

ASHBURTON PARK MEDICAL CENTRE

ASHBURTON PARK M.PRACTICE, 416 LOWER ADDISCOMBE ROAD, ADDISCOMBE, CR0 7AG

9 min walk

90%

Recommend GP

90%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.2 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

52

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Joiners Arms (390 m)

No restaurants within 800m — nearest: Vujon (796 m)

Nearest supermarketTesco Express · 396 m
2 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

930m

Post office

Nearby shops

Tesco Express417 m
Sainsbury's Local625 m
Afro Carribean Groceries860 m
Harrisons896 m

Nearby cafes

Refreshments843 m
The New Cafe & Restaurant867 m
Daisy's Diner894 m
Top Star Diner941 m

Nearby restaurants

Vujon796 m
Hot Spot863 m
Zafran870 m
Empire Kebab893 m

Nearby pubs

The Joiners Arms390 m
Portland Arms442 m
The Albert Tavern808 m
The Cherry Tree933 m

Nearby gyms

South Norwood Leisure Centre365 m
Croydon Sports Arena631 m

Nearby pharmacies

Fishers Pharmacy333 m
Addiscombe Pharmacy891 m
Boots1.1 km

Nearby health

The Enmore Practice307 m
Rosewood Dental859 m
Croydon Dental Practice1.1 km
Food hygiene (5-star)46% of 56

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

38

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 64%
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

32.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,782m
Crossrail 2 route10,109m

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)
4
Development activity
medium
Residential apps (800m)
3
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
39
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)

The Beehive 47, The Beehive 47, Woodside Green (Including Land To The Rear), South Norwood, London, SE25 5HQ44 homes
completed
130, 130, BIRCHANGER ROAD, SE2518 homes
completed
30-32, 30-32, Enmore Road, Croydon, SE25 5NQ14 homes
completed
40-50, 40-50, Spring Lane, Croydon, SE2514 homes
completed
31-33, 31-33, Howard Road, South Norwood, SE2512 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 5DN

Full postcodeSE25 5DN
Postcode districtSE25
BoroughLondon Borough of Croydon
WardWoodside
Latitude51.390247
Longitude-0.068190
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