Woodside · Croydon · Croydon East constituency · 51.38557, -0.07007

SE25 5DS— Woodside, Croydon

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

The family fortress

 

Schools 75%Safety 80/100Transport 32/100Yield 3.96%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
58
Safety
80
Schools
90
Transport
32
Environment
74
Investment
54

The bottom line

SE25 5DS offers exceptional schools (100% Good/Outstanding) and low crime at £378,500 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE25 5DS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-27.2% vs London avg
vs London income-2.6% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for SE25 5DS

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

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“The family fortress”

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How SE25 5DS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Thomas Becket Catholic Primary School

Good · Inspected Mar 2022 · 5 min walk

KS2: 106.3

—

Secondary

Oasis Academy Shirley Park

Not yet inspected · Inspected Oct 2024 · 7 min walk

P8: -0.05A8: 42.6

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.9 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+12% vs borough

Crime by type

Violence & sexual offences29%
Other25%
Anti-social behaviour19%
Vehicle crime13%
Burglary7%
Drug offences3%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 549m

Crime is +12% above London average

Property

2 Jul

Prices, sales volume and market trends

£378,500

Median sale price

27% below London median

£378,500 is 27% below the London median (£520,000)

+14.4%

This year

Terraced

Dominant type

Price history

5-year change
+8.1%
Sales (24 months)8
New build0.0%
Avg semi-detached£450,000
Avg terraced£355,000
Price per m²£5,185/m²
Price per ft²£482/ft²
Avg floor area71.9 m²

EPC breakdown

C
9%
D
30%
E
11%
F
2%
G
1%

Based on 53 properties · Confidence: high

Street mix

Semi 19%Terraced 78%Flat 2%

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£6,425
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,780

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

9.3×

Price-to-income

£1,893/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£179,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.7%

Total change

+638%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.4%

per year

Acceleration

+26.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 123 sales

Property Type Mix

Total: 123 sales

Semi-detached18.7%
Terraced78.9%
Flat/maisonette2.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£105k+90.9%5.5
Post-dot-com plateau2001–2004£112k£181k+62%4
Pre-crash peak2005–2007£165k£218k+32.1%7.7
GFC & correction2008–2012£208k£212k+1.9%2.2
Help-to-Buy recovery2013–2016£235k£342k+45.6%3.8
Brexit uncertainty2017–2019£329k£328k-0.2%2.7
Pandemic surge2020–2021£363k£350k-3.4%2.5
Rate-rise correction2022–2023£430k£355k-17.4%2
Current market2024–2026£402k£406k+1%2.7

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
12.7%
District
12.7%
Terraced+0% α
Local
6.4%
District
6.4%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing2
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Norwood Junction

Nearby stations

Blackhorse Lane Tram StopTram
1 min walk
Woodside Tram StopTram
5 min walk
Addiscombe Tram StopTram
8 min walk
Arena Tram StopTram
13 min walk
Sandilands Tram StopTram
16 min walk
No bus stops within 400m

44

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★41 min
Victoria46 min ↑
Waterloo54 min ↑
Canary Wharf58 min ↑
City55 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)2
Nearest car park342m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
Co-operative Food Parking· no
342m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 95% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.7 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 10%
More green space than 77% of London

Nearest SSSI: Croham Hurst SSSI — 3.8 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

5 min walk

90%

Recommend GP

90%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.0 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

14

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketTesco Express · 168 m
4 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

1

Libraries (1km)

0

Cinemas (2km)

403m

Post office

Nearby shops

Harrisons396 m
Bargain Booze400 m
The Co-operative Food406 m
Ryan's Wine & Spirits413 m

Nearby cafes

Daisy's Diner375 m
The New Cafe & Restaurant378 m
Top Star Diner421 m
Saucy Sausage Cafe562 m

Nearby restaurants

Hot Spot360 m
Zafran379 m
Favorite Chicken & Ribs393 m
Gourmet Kitchen395 m

Nearby pubs

The Joiners Arms161 m
The Claret & Ale675 m
The Cricketers689 m
Portland Arms976 m

Nearby gyms

South Norwood Leisure Centre899 m

Nearby pharmacies

Addiscombe Pharmacy372 m
Boots563 m
Fishers Pharmacy868 m

Nearby health

Rosewood Dental376 m
Croydon Dental Practice601 m
The Enmore Practice841 m
Food hygiene (5-star)62% of 68

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

54

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months5

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

49.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,190m
Crossrail 2 route10,237m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,331 nationally

1,702

Est. population

12,152/km²

67%

Employed

42%

Degree educated

£40,900

Median income

6.7%

Claimant rate

Inner cityHigh densityEstablished mixed

45

Community stability

Age profile

23%
22%
25%
20%
Under 1823%
18–3422%
35–4925%
50–6420%
65+11%

Tenure

23%
37%
31%
Own outright23%
Own (mortgage)37%
Private rent31%
Social rent7%
Shared ownership3%
Rent free0%

Ethnicity

39%
14%
24%
White British39%
White Other14%
Asian9%
Black24%
Mixed11%
Other3%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine16%
No car household36%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent31%
Social rent7%

vs. London

Income vs London-2.6%
Price vs London-27.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
4
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)
31
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
Black Horse Inn P. H. 335, Black Horse Inn P. H. 335, Lower Addiscombe Road, Croydon, CR0 6RG23 homes
completed
9, 9, Woodside Green, Woodside, SE25 5EY10 homes
completed
16-22, 16-22, Hermitage Lane, SE25 5HH9 homes
completed
Builders Yard/Land Off, Builders Yard/Land Off, Teevan Road, Croydon, CR08 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 (£378,500)

£6,425

Standard buyer

£0

First-time buyer

Save £6,425

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 5DS

Full postcodeSE25 5DS
Postcode districtSE25
BoroughLondon Borough of Croydon
WardWoodside
Latitude51.385575
Longitude-0.070068
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