Woodside · Croydon · Croydon West constituency · 51.39765, -0.07200

SE25 5FR— Woodside, Croydon

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

The practical family move

 

Schools 86%Safety 75/100Transport 64/100

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
57
Safety
75
Schools
90
Transport
64
Environment
53
Investment
76

The bottom line

SE25 5FR offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Investors who can accept its trade-offs.

The catch: high noise levels nearby.

Check your dealbreakers

Toggle the things that matter to you — see how SE25 5FR scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE25 5FR meets your needs.

Location

SE25 5FR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income-11.0% vs London avg
vs London crime+56.0% vs London avg

Deep-dive guides for SE25 5FR

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE25 5FR with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How SE25 5FR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Mark's Church of England Primary Academy

Not yet inspected · 2 min walk

KS2: 100.2

★★

Secondary

Harris Academy South Norwood

Good · Inspected May 2022 · 5 min walk

P8: +0.44A8: 47.8

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 · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

101.3 incidents per 1,000 residents

Higher crime than 75% of London
→ Stable

+56% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour27%
Other26%
Vehicle crime7%
Drug offences5%
Burglary2%
Theft2%
Robbery2%

Road safety

97

Road safety score

3

Accidents (5yr)

6

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 1.5km

Crime is +56% above London average

Property

Prices, sales volume and market trends

Avg floor area52.5 m²

EPC breakdown

B
19%

Based on 19 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

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£131,250
Rebuild cost per m²£2,500/m²

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

Construction era2023
WallsAverage thermal transmittance 0.27 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 19 sales

Property Type Mix

Total: 19 sales

Flat/maisonette100%

By decade

2020s

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2023–2023£325k£325k+0%19

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Norwood Junction→ London Bridge· 6 tph
12 min

Nearby stations

Norwood Junction Rail StationWindrush · Southeastern
3 min walk
Norwood JunctionNational Rail
3 min walk
Harrington Road Tram StopTram
10 min walk
Arena Tram StopTram
15 min walk
Woodside Tram StopTram
16 min walk
4 bus routes · 7 stops within 400m · 72 buses/hr peak

48

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

4.5 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)30
Nearest car park201m
Santander docks (800m)0
Nearest cycle dock4.5 km

Nearby car parks

🅿️
Aldi· no
335m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 30.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 75% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.4 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 5.1 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

NORTHWAY ROAD SURGERY

139 NORTHWAY ROAD, CR0 6JJ

17 min walk

79%

Recommend GP

79%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 2.0 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

39

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarket295 m
1 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

306m

Post office

Nearby shops

G7 Express133 m
Afro Carribean Groceries159 m
Sainsbury's Local288 m
Tesco Express315 m

Nearby cafes

YEHA NOHA304 m
Costa359 m
The Lakes Cafe950 m

Nearby pubs

The Cherry Tree239 m
The Jolly Sailor255 m
The Albion285 m
The Shelverdine Goathouse307 m

Nearby gyms

South Norwood Leisure Centre540 m
Croydon Sailing Club988 m

Nearby pharmacies

Day Lewis Pharmacy329 m
Fishers Pharmacy597 m

Nearby health

The Enmore Practice596 m
Food hygiene (5-star)53% of 137

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

76

Investment score

Strong

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

Avg monthly rent
£1,250London avg: £1,950/mo
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

19.2

Price growth score

E
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,627m
Crossrail 2 route9,490m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,752 nationally

2,072

Est. population

15,041/km²

62%

Employed

44%

Degree educated

£37,400

Median income

8.3%

Claimant rate

Urban coreVery high densityRenters

33

Community stability

Age profile

26%
23%
25%
18%
Under 1827%
18–3423%
35–4925%
50–6418%
65+7%

Tenure

13%
23%
45%
19%
Own outright13%
Own (mortgage)23%
Private rent45%
Social rent19%
Shared ownership0%
Rent free0%

Ethnicity

25%
39%
White British25%
White Other13%
Asian9%
Black39%
Mixed10%
Other4%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine20%
No car household47%
Unemployed9%
No qualifications15%

Housing tenure (Census 2021)

Private rent45%
Social rent19%

vs. London

Income vs London-11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
7
Borough approval rate
68%
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)
72
Largest scheme
50 homes · RAILWAY LAND, RAILWAY LAND, KINGS ROAD, SE25
Pipeline pressure
NONE

Named schemes (500m)

Paxton House, 9, Paxton House, 9, Cargreen Road, South Norwood, SE25 5AE36 homes
completed
99-103, 99-103, PORTLAND ROAD, SE2535 homes
completed
9, 9, Cargreen Road, South Norwood, SE25 5AE34 homes
completed
Clifford Road Car Park, Clifford Road Car Park, Clifford Road, South Norwood, SE2526 homes
completed
Goat House Public House, Goat House Public House, Penge Road, South Norwood, SE2525 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
18.5%
Ward turnout
33%
Election year
2022
MP
Sarah Jones (Labour)
MP majority
6,825
Constituency
Croydon East

Councillors

Michael BonelloLabour
Amy FosterLabour
Brigitte GrahamLabour

Live in SE25 5FR? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE25 5FR.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

Similar postcodes

Frequently asked questions

📍 Track SE25 5FR

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE25 5FR

Full postcodeSE25 5FR
Postcode districtSE25
BoroughLondon Borough of Croydon
WardWoodside
Latitude51.397648
Longitude-0.072004
Parliamentary constituencyCroydon West
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