Woodside · Croydon · Croydon East constituency · 51.39427, -0.06966

SE25 5LF— Woodside, Croydon

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

The family fortress

 

Schools 86%Safety 82/100Transport 53/100⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
58
Safety
82
Schools
74
Transport
53
Environment
74
Investment
68

The bottom line

SE25 5LF offers exceptional schools (86% Good/Outstanding) and low crime — strong value for Families and Investors who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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

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Location

SE25 5LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-2.6% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for SE25 5LF

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE25 5LF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

74

Education score

Good for families
★ Top school within 1km
★★

Primary

South Norwood Primary

Good · Inspected Jan 2023 · 4 min walk

KS2: 101.2

★

Secondary

Oasis Academy Arena

Requires Improvement · Inspected Nov 2023 · 7 min walk

P8: -0.46A8: 33.6

86% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Above London average

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

58.7 incidents per 1,000 residents

Better than 55% of London
→ Stable

-10% vs borough

Crime by type

Other30%
Violence & sexual offences29%
Anti-social behaviour20%
Vehicle crime11%
Drug offences3%
Theft3%
Robbery2%
Burglary2%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 1.1km

Crime is 10% below London average

Property

Prices, sales volume and market trends

Avg floor area63.4 m²

EPC breakdown

C
1%
D
5%
E
1%
F
1%

Based on 8 properties · Confidence: low

Street mix

Semi 5%Terraced 91%Detached 5%

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£158,500
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)
RoofPitched, 100 mm loft insulation
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

1997–2021 · CAGR

+7.7%

Total change

+496%

Market Activity

Price Velocity & Acceleration

Current Velocity

+58.7%

per year

Acceleration

+93.45

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 20 sales

Property Type Mix

Total: 20 sales

Detached5%
Semi-detached5%
Terraced90%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£61k£85k+38.8%1.3
Post-dot-com plateau2001–2004£109k£159k+45.8%2
Pre-crash peak2005–2007£162k£229k+41%1.5
GFC & correction2010–2010£177k£177k+0%1
Help-to-Buy recovery2015–2015£275k£275k+0%1
Brexit uncertainty2017–2017£353k£353k+0%1
Pandemic surge2020–2021£230k£365k+58.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
14.6%
District
14.6%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

15out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing4
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

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

12

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

4.8 km

Nearest cycle dock

Central London commute times

London Bridge ★33 min
Victoria50 min ↑
Waterloo51 min ↑
Canary Wharf51 min ↑
City47 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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)32
Nearest car park135m
Santander docks (800m)0
Nearest cycle dock4.8 km

Nearby car parks

🅿️
Aldi· no
613m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 10.8 km away✗ Not Green Belt✗ Not AONB77% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 4.7 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

15 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketTesco Express · 808 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)

645m

Post office

Nearby shops

Tesco Express160 m
Sainsbury's Local180 m
Afro Carribean Groceries436 m
G7 Express542 m

Nearby cafes

YEHA NOHA620 m
Refreshments668 m
Costa678 m

Nearby pubs

Portland Arms149 m
The Albert Tavern416 m
The Cherry Tree523 m
The Jolly Sailor655 m

Nearby gyms

South Norwood Leisure Centre157 m
Croydon Sports Arena633 m

Nearby pharmacies

Fishers Pharmacy207 m
Day Lewis Pharmacy664 m

Nearby health

The Enmore Practice195 m
Food hygiene (5-star)50% of 86

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

68

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

18.5

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,636m
Crossrail 2 route9,810m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,766 nationally

1,959

Est. population

11,134/km²

61%

Employed

40%

Degree educated

£40,900

Median income

6.3%

Claimant rate

Inner cityHigh densityEstablished mixed

42

Community stability

Age profile

28%
24%
22%
19%
Under 1828%
18–3424%
35–4922%
50–6419%
65+8%

Tenure

17%
32%
29%
20%
Own outright17%
Own (mortgage)32%
Private rent29%
Social rent20%
Shared ownership2%
Rent free0%

Ethnicity

32%
34%
White British32%
White Other9%
Asian12%
Black34%
Mixed10%
Other4%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine19%
No car household40%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Private rent29%
Social rent20%

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)
5
Development activity
medium
Residential apps (800m)
3
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
73
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
130, 130, BIRCHANGER ROAD, SE2518 homes
completed
48-50, 48-50, Portland Road, Farley Place, South Norwood, SE25 4PQ18 homes
completed
70-72, 70-72, ALBERT ROAD, SE2517 homes
completed
GRESHAM WORKS, GRESHAM WORKS, PEMBURY ROAD, SE2515 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 5LF

Full postcodeSE25 5LF
Postcode districtSE25
BoroughLondon Borough of Croydon
WardWoodside
Latitude51.394273
Longitude-0.069659
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