Woodside · Croydon · Croydon East constituency · 51.38652, -0.07228

SE25 5HD— Woodside, Croydon

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

The family fortress

 

Schools 88%Safety 83/100Transport 30/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
59
Safety
83
Schools
52
Transport
30
Environment
74
Investment
34

The bottom line

SE25 5HD offers exceptional schools (88% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE25 5HD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for SE25 5HD

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE25 5HD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

52

Education score

Fair for families
★ Top school within 1km
—

Primary

Woodside Primary School

Not yet inspected · 3 min walk

KS2: 104.1

—

Secondary

Oasis Academy Shirley Park

Not yet inspected · Inspected Oct 2024 · 9 min walk

P8: -0.05A8: 42.6

88% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Above London average

Childcare

Childcare

Crosfield Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.9 incidents per 1,000 residents

Better than 63% of London
→ Stable

-23% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour25%
Other22%
Vehicle crime9%
Drug offences8%
Robbery3%
Burglary3%
Theft2%

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 · 707m

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,922/m²
Price per ft²£550/ft²
Avg floor area85.2 m²

EPC breakdown

C
4%
D
6%
E
1%

Based on 11 properties · Confidence: medium

Street mix

Semi 27%Terraced 73%

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£213,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7%

Total change

+655%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.8%

per year

Acceleration

+36.34

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached27.3%
Terraced72.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£66k£84k+27.3%1
Post-dot-com plateau2001–2001£80k£80k+0%1
GFC & correction2009–2009£193k£193k+0%1
Help-to-Buy recovery2015–2015£328k£328k+0%1
Brexit uncertainty2018–2019£389k£375k-3.5%1.5
Current market2025–2025£498k£498k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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
6 min walk
Addiscombe Tram StopTram
9 min walk
Arena Tram StopTram
14 min walk
Norwood Junction Rail StationSoutheastern · Southern
15 min walk
No bus stops within 400m

43

Walkability score

42

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 park475m
Santander docks (800m)0
Nearest cycle dock5.2 km

Nearby car parks

🅿️
Co-operative Food Parking· no
475m

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: 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

NORTHWAY ROAD SURGERY

139 NORTHWAY ROAD, CR0 6JJ

6 min walk

79%

Recommend GP

79%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.2 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketTesco Express · 128 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)

534m

Post office

Nearby shops

Bargain Booze535 m
The Co-operative Food538 m
Leslie's Fruiterers552 m
V A Gibson Butchers554 m

Nearby cafes

Daisy's Diner519 m
The New Cafe & Restaurant546 m
Top Star Diner561 m
Saucy Sausage Cafe649 m

Nearby restaurants

Hot Spot521 m
Favorite Chicken & Ribs530 m
Regina Pizzeria544 m
Zafran545 m

Nearby pubs

The Joiners Arms146 m
The Claret & Ale739 m
The Cricketers874 m
Portland Arms917 m

Nearby gyms

South Norwood Leisure Centre842 m

Nearby pharmacies

Addiscombe Pharmacy518 m
Boots650 m
Fishers Pharmacy820 m

Nearby health

Rosewood Dental546 m
Croydon Dental Practice685 m
The Enmore Practice786 m
Food hygiene (5-star)61% of 66

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

E

High street health

Investment

Investment grade, yield and market outlook

34

Investment score

Weak

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
3.0% (average)London avg: 3.8%Below average yield — bottom 62%
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

37.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,255m
Crossrail 2 route10,052m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,576 nationally

1,985

Est. population

17,923/km²

62%

Employed

37%

Degree educated

£43,500

Median income

4.9%

Claimant rate

SuburbanVery high densityEstablished mixed

43

Community stability

Age profile

27%
21%
22%
21%
Under 1827%
18–3421%
35–4922%
50–6421%
65+10%

Tenure

20%
30%
27%
19%
Own outright20%
Own (mortgage)30%
Private rent27%
Social rent19%
Shared ownership4%
Rent free0%

Ethnicity

29%
31%
White British29%
White Other12%
Asian12%
Black31%
Mixed11%
Other4%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine21%
No car household33%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent27%
Social rent19%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
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)
36
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
176, 176, MORLAND ROAD, CR024 homes
completed
130, 130, BIRCHANGER ROAD, SE2518 homes
completed
9, 9, Woodside Green, Woodside, SE25 5EY10 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 5HD

Full postcodeSE25 5HD
Postcode districtSE25
BoroughLondon Borough of Croydon
WardWoodside
Latitude51.386519
Longitude-0.072285
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