Woodside · Croydon · Croydon East constituency · 51.39366, -0.07474

SE25 5NA— Woodside, Croydon

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

The family fortress

 

Schools 88%Safety 82/100Transport 58/100Yield 3.66%

Best for: Families

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Strong for families — high safety and school scores

Liveability
58
Safety
82
Schools
90
Transport
58
Environment
58
Investment
58

The bottom line

SE25 5NA offers exceptional schools (100% Good/Outstanding) and low crime at £410,000 median — a strong choice for Families.

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Location

SE25 5NA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-21.2% vs London avg
vs London income-2.6% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for SE25 5NA

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

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“The family fortress”

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How SE25 5NA 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 · 3 min walk

KS2: 101.2

★★

Secondary

Harris Academy South Norwood

Good · Inspected May 2022 · 10 min walk

P8: +0.44A8: 47.8

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 3 min walk

8 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 1.2km

Crime is 10% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£410,000

Median sale price

21% below London median

£410,000 is 21% below the London median (£520,000)

+16.3%

This year

Terraced

Dominant type

Price history

5-year change
+0.5%
Sales (24 months)5
New build0.0%
Avg terraced£440,000
Avg flat£263,000
Price per m²£6,012/m²
Price per ft²£559/ft²
Avg floor area69.1 m²

EPC breakdown

C
10%
D
29%
E
4%

Based on 43 properties · Confidence: high

Street mix

Terraced 89%Flat 11%

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

Stamp duty

Standard buyer£8,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£20,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.0×

Price-to-income

£2,051/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£172,750
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

1995–2026 · CAGR

+7.2%

Total change

+765%

Market Activity

Price Velocity & Acceleration

Current Velocity

+52.8%

per year

Acceleration

+58.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 92 sales

Property Type Mix

Total: 92 sales

Terraced89.1%
Flat/maisonette10.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£93k+75.5%3.5
Post-dot-com plateau2001–2004£111k£158k+42.1%5.2
Pre-crash peak2005–2007£220k£189k-14.1%4
GFC & correction2009–2012£118k£185k+56.8%2.5
Help-to-Buy recovery2013–2016£195k£385k+97.4%3
Brexit uncertainty2017–2019£260k£450k+73.1%1.7
Pandemic surge2020–2021£314k£408k+29.9%3.5
Rate-rise correction2022–2023£441k£440k-0.3%2
Current market2024–2026£318k£459k+44.2%1.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
-1.6%
District
-1.6%
Terraced+0% α
Local
7.4%
District
7.4%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing2
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
5 min walk
Norwood JunctionNational Rail
5 min walk
Woodside Tram StopTram
12 min walk
Blackhorse Lane Tram StopTram
13 min walk
Arena Tram StopTram
15 min walk
4 bus routes · 2 stops within 400m · 24 buses/hr peak

40

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

4.6 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 park450m
Santander docks (800m)0
Nearest cycle dock4.6 km

Nearby car parks

🅿️
Aldi· no
450m

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: 10.7 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 10%
More green space than 80% of London

Nearest SSSI: Croham Hurst SSSI — 4.6 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

11 min walk

79%

Recommend GP

79%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.8 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Cherry Tree (409 m)

Nearest supermarket542 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)

531m

Post office

Nearby shops

Afro Carribean Groceries379 m
Sainsbury's Local466 m
Londis570 m
G7 Express571 m

Nearby cafes

YEHA NOHA491 m
Costa533 m

Nearby pubs

The Cherry Tree409 m
Portland Arms506 m
The Shelverdine Goathouse553 m
The Jolly Sailor627 m

Nearby gyms

South Norwood Leisure Centre493 m

Nearby pharmacies

Fishers Pharmacy524 m
Day Lewis Pharmacy539 m

Nearby health

The Enmore Practice492 m
Food hygiene (5-star)50% of 120

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

58

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

41.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,982m
Crossrail 2 route9,528m

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%
Price vs London-21.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
6
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)
52
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
Paxton House, 9, Paxton House, 9, Cargreen Road, South Norwood, SE25 5AE36 homes
completed
9, 9, Cargreen Road, South Norwood, SE25 5AE34 homes
completed
CORPORATION DEPOT, CORPORATION DEPOT, CARMICHAEL ROAD, SE2532 homes
completed
72 - 102, 72 - 102, Carmichael Road, South Norwood, SE25 5LX29 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£410,000)

£8,000

Standard buyer

£0

First-time buyer

Save £8,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE25 5NA

Full postcodeSE25 5NA
Postcode districtSE25
BoroughLondon Borough of Croydon
WardWoodside
Latitude51.393664
Longitude-0.074744
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