Woodside · Croydon · Croydon East constituency · 51.38839, -0.06726

SE25 5EW— Woodside, Croydon

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

The family fortress

 

Schools 67%Safety 80/100Transport 35/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
54
Safety
80
Schools
90
Transport
35
Environment
57
Investment
52

The bottom line

SE25 5EW offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE25 5EW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE25 5EW

🛡️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 5EW 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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 8 min walk

6 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

95

Road safety score

5

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 457m

Crime is +12% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,398/m²
Price per ft²£501/ft²
Avg floor area69.9 m²

EPC breakdown

B
1%
C
16%
D
25%
E
6%
F
1%

Based on 49 properties · Confidence: high

Street mix

Semi 7%Terraced 10%Detached 1%Flat 81%Other 1%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£174,750
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)
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

+4.8%

Total change

+311%

Market Activity

Price Velocity & Acceleration

Current Velocity

-43.9%

per year

Acceleration

-132.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 90 sales

Property Type Mix

Total: 90 sales

Detached1.1%
Semi-detached7.8%
Terraced11.1%
Flat/maisonette80%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£56k£64k+14.7%3
Post-dot-com plateau2001–2004£85k£150k+76.5%4.5
Pre-crash peak2005–2007£119k£184k+54.6%7.3
GFC & correction2008–2009£225k£168k-25.3%2.5
Help-to-Buy recovery2013–2016£440k£328k-25.6%2.3
Brexit uncertainty2017–2019£305k£222k-27.4%4
Pandemic surge2020–2021£227k£327k+44.1%1.5
Rate-rise correction2022–2023£267k£218k-18.5%2.5
Current market2025–2026£410k£230k-43.9%1.5

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
7.1%
District
7.1%
Terraced+0% α
Local
7.7%
District
7.7%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing8
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
2 min walk
Blackhorse Lane Tram StopTram
6 min walk
Arena Tram StopTram
9 min walk
Addiscombe Tram StopTram
13 min walk
Norwood Junction Rail StationWindrush · Southeastern
14 min walk
No bus stops within 400m

36

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★40 min
Victoria49 min ↑
Waterloo54 min ↑
Canary Wharf55 min ↑
City56 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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)32
Nearest car park201m
Santander docks (800m)0
Nearest cycle dock5.2 km

Nearby car parks

🅿️
Co-operative Food Parking· no
682m

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: 11.4 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 10%
More green space than 77% of London

Nearest SSSI: Croham Hurst SSSI — 4.1 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

6 min walk

90%

Recommend GP

90%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.0 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketTesco Express · 280 m
3 tennis courts2 swimming pools1 sports halls

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)

739m

Post office

Nearby shops

Tesco Express621 m
Harrisons693 m
Bargain Booze733 m
Ryan's Wine & Spirits736 m

Nearby cafes

The New Cafe & Restaurant661 m
Daisy's Diner699 m
Top Star Diner746 m
Eddie's Cafe833 m

Nearby restaurants

Vujon580 m
Hot Spot661 m
Zafran665 m
Empire Kebab687 m

Nearby pubs

The Joiners Arms264 m
Portland Arms647 m
The Cricketers845 m
The Albert Tavern1.0 km

Nearby gyms

South Norwood Leisure Centre570 m
Croydon Sports Arena723 m

Nearby pharmacies

Fishers Pharmacy533 m
Addiscombe Pharmacy695 m
Boots922 m

Nearby health

The Enmore Practice513 m
Rosewood Dental652 m
Croydon Dental Practice961 m
Food hygiene (5-star)55% of 80

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months3

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

25/100

Velocity score

Future outlook

31.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,849m
Crossrail 2 route10,263m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
3
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)
23
Largest scheme
100 homes · The Academy (Fmr Ashburton High Sch), The Academy (Fmr Ashburton High Sch), SHIRLEY ROAD, Stroud Green Way, CR9 7AL
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
40-50, 40-50, Spring Lane, Croydon, SE2514 homes
completed
31-33, 31-33, Howard Road, South Norwood, SE2512 homes
completed
230-234, 230-234, Portland Road, South Norwood, London, SE25 4SL7 homes
completed
72, Woodside Green, South Norwood, South Norwood, SE25 5EU6 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 5EW

Full postcodeSE25 5EW
Postcode districtSE25
BoroughLondon Borough of Croydon
WardWoodside
Latitude51.388388
Longitude-0.067262
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