Woodside · Croydon · Croydon East constituency · 51.38888, -0.07335

SE25 5HR— Woodside, Croydon

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

The family fortress

 

Schools 89%Safety 81/100Transport 33/100

Best for: Families

Compare areas

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

Liveability
53
Safety
81
Schools
90
Transport
33
Environment
74
Investment
45

The bottom line

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SE25 5HR 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 5HR meets your needs.

Location

SE25 5HR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-2.6% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for SE25 5HR

🛡️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 5HR with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SE25 5HR 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 · 2 min walk

KS2: 106.3

—

Secondary

Oasis Academy Shirley Park

Not yet inspected · Inspected Oct 2024 · 12 min walk

P8: -0.05A8: 42.6

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.4 incidents per 1,000 residents

Better than 52% of London
→ Stable

-4% vs borough

Crime by type

Other32%
Violence & sexual offences31%
Anti-social behaviour18%
Drug offences9%
Vehicle crime6%
Robbery2%
Burglary2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 850m

Crime is 4% below London average

Property

Prices, sales volume and market trends

Avg floor area83.6 m²

EPC breakdown

C
36%
D
2%
E
15%

Based on 53 properties · Confidence: high

Street mix

Terraced 71%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

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£209,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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

2004–2020 · CAGR

+8.2%

Total change

+251%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.2%

per year

Acceleration

-51.96

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 6 sales

Property Type Mix

Total: 6 sales

Terraced83.3%
Flat/maisonette16.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£99k£99k+0%1
Pre-crash peak2005–2005£181k£181k+0%1
GFC & correction2008–2008£88k£88k+0%1
Help-to-Buy recovery2013–2013£210k£210k+0%1
Brexit uncertainty2017–2017£330k£330k+0%1
Pandemic surge2020–2020£347k£347k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
6 min walk
Woodside Tram StopTram
7 min walk
Norwood Junction Rail StationWindrush · Southeastern
11 min walk
Norwood JunctionNational Rail
11 min walk
Addiscombe Tram StopTram
13 min walk
No bus stops within 400m

25

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

5.0 km

Nearest cycle dock

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 park603m
Santander docks (800m)0
Nearest cycle dock5.0 km

Nearby car parks

🅿️
Co-operative Food Parking· no
748m

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

NORTHWAY ROAD SURGERY

139 NORTHWAY ROAD, CR0 6JJ

6 min walk

79%

Recommend GP

79%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.4 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Hot Spot (788 m)

Nearest supermarketTesco Express · 279 m
1 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

0

Libraries (1km)

0

Cinemas (2km)

629m

Post office

Nearby shops

Londis408 m
Tesco Express700 m
Bargain Booze808 m
The Co-operative Food811 m

Nearby cafes

Daisy's Diner791 m
The New Cafe & Restaurant810 m
Top Star Diner833 m
Saucy Sausage Cafe916 m

Nearby restaurants

Hot Spot788 m
Favorite Chicken & Ribs803 m
Zafran810 m
Regina Pizzeria818 m

Nearby pubs

The Joiners Arms295 m
Portland Arms717 m
The Cherry Tree949 m
The Claret & Ale996 m

Nearby gyms

South Norwood Leisure Centre650 m

Nearby pharmacies

Fishers Pharmacy639 m
Addiscombe Pharmacy789 m
Boots917 m
Day Lewis Pharmacy1.1 km

Nearby health

The Enmore Practice601 m
Rosewood Dental808 m
Croydon Dental Practice950 m
Food hygiene (5-star)46% of 33

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

45

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
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

12.2

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,164m
Crossrail 2 route9,863m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,278 nationally

1,682

Est. population

19,044/km²

56%

Employed

32%

Degree educated

£40,900

Median income

6.6%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

41

Community stability

Age profile

23%
28%
16%
26%
Under 1823%
18–3428%
35–4916%
50–6426%
65+7%

Tenure

17%
54%
Own outright9%
Own (mortgage)17%
Private rent11%
Social rent54%
Shared ownership9%

Ethnicity

26%
46%
White British26%
White Other6%
Asian9%
Black46%
Mixed11%
Other3%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine24%
No car household32%
Unemployed9%
No qualifications16%

Housing tenure (Census 2021)

Social rent54%
Private rent11%

vs. London

Income vs London-2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
1
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)
30
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)

WOODSIDE BRICKWORKS, 588-594, WOODSIDE BRICKWORKS, 588-594, DAVIDSON ROAD, BECKFORD ROAD (63-75), SE25288 homes
completed
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

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

Live in SE25 5HR? 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 5HR.
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 5HR

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

No spam. Unsubscribe anytime.

Key facts for SE25 5HR

Full postcodeSE25 5HR
Postcode districtSE25
BoroughLondon Borough of Croydon
WardWoodside
Latitude51.388884
Longitude-0.073349
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