Woodside · Croydon · Croydon East constituency · 51.38684, -0.07052

SE25 5EU— Woodside, Croydon

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

The family fortress

 

Schools 80%Safety 80/100Transport 34/100Yield 4.55%

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
34
Environment
74
Investment
52

The bottom line

SE25 5EU offers exceptional schools (100% Good/Outstanding) and low crime at £330,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE25 5EU

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-36.5% vs London avg
vs London income-2.6% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for SE25 5EU

🛡️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 5EU 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 · 3 min walk

KS2: 106.3

—

Secondary

Oasis Academy Shirley Park

Not yet inspected · Inspected Oct 2024 · 8 min walk

P8: -0.05A8: 42.6

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 9 min walk

7 primaries · 2 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

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 591m

Crime is +12% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£330,000

Median sale price

Bottom 25% — 37% below London median

£330,000 is 37% below the London median (£520,000)

-4.5%

This year

Terraced

Dominant type

Price history

5-year change
-3.6%
Sales (24 months)5
New build0.0%
Avg terraced£330,000
Avg flat£232,500
Price per m²£4,762/m²
Price per ft²£442/ft²
Avg floor area69.4 m²

EPC breakdown

B
6%
C
9%
D
25%
E
4%

Based on 44 properties · Confidence: high

Street mix

Semi 1%Terraced 65%Detached 5%Flat 29%

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£4,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,900

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

8.1×

Price-to-income

£1,651/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£173,500
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)
Roof(another dwelling above)
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

+5.8%

Total change

+443%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.5%

per year

Acceleration

-5.47

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 74 sales

Property Type Mix

Total: 74 sales

Detached5.4%
Semi-detached1.4%
Terraced67.6%
Flat/maisonette25.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£58k£124k+113.8%2
Post-dot-com plateau2001–2004£165k£194k+17.6%6
Pre-crash peak2005–2007£163k£209k+28.3%3.7
GFC & correction2008–2012£180k£250k+39.3%2.2
Help-to-Buy recovery2013–2016£255k£307k+20.3%1
Brexit uncertainty2017–2018£420k£465k+10.7%2.5
Pandemic surge2020–2021£340k£343k+0.9%1.5
Rate-rise correction2022–2023£365k£327k-10.4%1
Current market2025–2026£330k£315k-4.5%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
-19.2%
District
-19.2%
Terraced+0% α
Local
6.2%
District
6.2%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position100

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
3 min walk
Woodside Tram StopTram
5 min walk
Addiscombe Tram StopTram
10 min walk
Arena Tram StopTram
12 min walk
Norwood Junction Rail StationSoutheastern · Southern
15 min walk
No bus stops within 400m

44

Walkability score

43

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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)21
Nearest car park484m
Santander docks (800m)0
Nearest cycle dock5.2 km

Nearby car parks

🅿️
Co-operative Food Parking· no
484m

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: 11.5 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 10%
More green space than 76% of London

Nearest SSSI: Croham Hurst SSSI — 3.9 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

ASHBURTON PARK MEDICAL CENTRE

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

7 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 · 1.1 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

36

Parks (1km)

13

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketTesco Express · 23 m
2 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)

545m

Post office

Nearby shops

Harrisons540 m
Bargain Booze543 m
The Co-operative Food549 m
Ryan's Wine & Spirits557 m

Nearby cafes

Daisy's Diner519 m
The New Cafe & Restaurant521 m
Top Star Diner564 m
Saucy Sausage Cafe693 m

Nearby restaurants

Hot Spot504 m
Zafran522 m
Vujon529 m
Favorite Chicken & Ribs536 m

Nearby pubs

The Joiners Arms22 m
The Claret & Ale799 m
The Cricketers813 m
Portland Arms845 m

Nearby gyms

South Norwood Leisure Centre769 m

Nearby pharmacies

Addiscombe Pharmacy516 m
Boots695 m
Fishers Pharmacy741 m

Nearby health

Rosewood Dental517 m
The Enmore Practice711 m
Croydon Dental Practice732 m
Food hygiene (5-star)62% 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

52

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
4.5% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months2

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

17/100

Velocity score

Future outlook

40

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,134m
Crossrail 2 route10,144m

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-36.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
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)
25
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
PART OF FORMER WOODSIDE BRICKWORKS, PART OF FORMER WOODSIDE BRICKWORKS, DAVIDSON ROAD, SE2526 homes
completed
130, 130, BIRCHANGER ROAD, SE2518 homes
completed
9, 9, Woodside Green, Woodside, SE25 5EY10 homes
completed
16-22, 16-22, Hermitage Lane, SE25 5HH9 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 (£330,000)

£4,000

Standard buyer

£0

First-time buyer

Save £4,000

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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Compare Croydon with nearby boroughs:

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Key facts for SE25 5EU

Full postcodeSE25 5EU
Postcode districtSE25
BoroughLondon Borough of Croydon
WardWoodside
Latitude51.386841
Longitude-0.070518
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