Woodside · Croydon · Croydon West constituency · 51.39513, -0.07100

SE25 5JP— Woodside, Croydon

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

The family fortress

 

Schools 86%Safety 75/100Transport 63/100~9% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
59
Safety
75
Schools
90
Transport
63
Environment
76
Investment
67

The bottom line

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

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Location

SE25 5JP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

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

Deep-dive guides for SE25 5JP

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE25 5JP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

South Norwood Primary

Good · Inspected Jan 2023 · 2 min walk

KS2: 101.2

★★

Secondary

Harris Academy South Norwood

Good · Inspected May 2022 · 9 min walk

P8: +0.44A8: 47.8

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 2 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 1.2km

Crime is +56% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£6,808/m²
Price per ft²£632/ft²
Avg floor area24.8 m²

EPC breakdown

C
3%
D
20%
E
7%
F
1%

Based on 31 properties · Confidence: high

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£62,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2025 · CAGR

+4.3%

Total change

+175%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.5%

per year

Acceleration

-8.13

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 34 sales

Property Type Mix

Total: 34 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£60k£80k+32.6%2.5
Pre-crash peak2006–2007£100k£105k+5%3
GFC & correction2008–2009£111k£95k-14.4%2
Help-to-Buy recovery2013–2016£101k£166k+63.9%2
Brexit uncertainty2017–2017£165k£165k+0%1
Pandemic surge2021–2021£160k£160k+0%1
Rate-rise correction2023–2023£169k£169k+0%2
Current market2025–2025£165k£165k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4%
District
4%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position75

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
5 min walk
Norwood JunctionNational Rail
5 min walk
Harrington Road Tram StopTram
11 min walk
Arena Tram StopTram
12 min walk
Woodside Tram StopTram
12 min walk
No bus stops within 400m

26

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

4.7 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)

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Parking & EV

Car parks, spaces and charging points

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)30
Nearest car park265m
Santander docks (800m)0
Nearest cycle dock4.7 km

Nearby car parks

🅿️
Aldi· no
482m

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: 10.6 km away✗ Not Green Belt✗ Not AONB85% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 4.8 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

14 min walk

79%

Recommend GP

79%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.8 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

35

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Portland Arms (264 m)

Nearest supermarket510 m
1 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

511m

Post office

Nearby shops

Sainsbury's Local158 m
Tesco Express281 m
Afro Carribean Groceries302 m
G7 Express418 m

Nearby cafes

YEHA NOHA487 m
Costa545 m
Refreshments737 m

Nearby pubs

Portland Arms264 m
The Cherry Tree390 m
The Albert Tavern407 m
The Shelverdine Goathouse523 m

Nearby gyms

South Norwood Leisure Centre287 m
Croydon Sports Arena744 m

Nearby pharmacies

Fishers Pharmacy339 m
Day Lewis Pharmacy530 m

Nearby health

The Enmore Practice328 m
Food hygiene (5-star)48% of 121

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

67

Investment score

Good

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
9.1% (high)London avg: 3.8%Strong yield — top 3% of London
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

41.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,676m
Crossrail 2 route9,682m

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)
5
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
4
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)
77
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)

99-103, 99-103, PORTLAND ROAD, SE2535 homes
completed
72 - 102, 72 - 102, Carmichael Road, South Norwood, SE25 5LX29 homes
completed
Clifford Road Car Park, Clifford Road Car Park, Clifford Road, South Norwood, SE2526 homes
completed
Satchwell House, Satchwell House, Clifford Road, Croydon, SE25 5JS23 homes
completed
48-50, 48-50, Portland Road, Farley Place, South Norwood, SE25 4PQ18 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

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Key facts for SE25 5JP

Full postcodeSE25 5JP
Postcode districtSE25
BoroughLondon Borough of Croydon
WardWoodside
Latitude51.395131
Longitude-0.071003
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