Selhurst · Croydon · Croydon West constituency · 51.39029, -0.08962

SE25 5PL— Selhurst, Croydon

Location and area intelligence for SE25 5PL, Selhurst, Croydon

The practical family move

 

Schools 100%Safety 79/100Transport 57/100~5% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
58
Safety
79
Schools
90
Transport
57
Environment
61
Investment
61

The bottom line

SE25 5PL offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

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

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Location

SE25 5PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-14.3% vs London avg
vs London crime+17.0% vs London avg

Deep-dive guides for SE25 5PL

🛡️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🔒 Very Safe

“The practical family move”

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How SE25 5PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

The Crescent Primary School

Good · Inspected Jul 2024 · 2 min walk

KS2: 104.9

★★

Secondary

Ark Blake Academy

Good · Inspected Feb 2023 · 14 min walk

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Selhurst Nursery School and Children's Centre

Good · 0 min walk

9 primaries · 0 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

76.3 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

+17% vs borough

Crime by type

Violence & sexual offences25%
Other24%
Anti-social behaviour20%
Vehicle crime14%
Drug offences7%
Robbery7%
Theft2%
Burglary1%

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: Croydon Fire Station · 2.6km

Crime is +17% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,305/m²
Price per ft²£400/ft²
Avg floor area65.7 m²

EPC breakdown

B
9%
C
12%
D
19%
E
10%
F
6%

Based on 56 properties · Confidence: high

Street mix

Semi 6%Terraced 17%Detached 3%Flat 69%Other 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£164,250
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)
Roof(another dwelling above)
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

+3.9%

Total change

+231%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.5%

per year

Acceleration

+15.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 52 sales

Property Type Mix

Total: 52 sales

Detached3.8%
Semi-detached7.7%
Terraced21.2%
Flat/maisonette67.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£83k£86k+3.3%2.5
Post-dot-com plateau2001–2003£74k£144k+94.6%3
Pre-crash peak2005–2006£158k£208k+31.7%1.5
GFC & correction2008–2012£210k£237k+12.9%1.7
Help-to-Buy recovery2014–2016£350k£423k+20.7%2
Brexit uncertainty2017–2019£1.22m£400k-67.2%5
Rate-rise correction2022–2023£190k£410k+115.8%2
Current market2024–2026£350k£275k-21.4%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
7.4%
District
7.4%
Terraced+0% α
Local
6.7%
District
6.7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Selhurst→ Victoria· 7 tph
27 min

Nearby stations

SelhurstNational Rail
3 min walk
Norwood Junction Rail StationSouthern · Thameslink
16 min walk
Blackhorse Lane Tram StopTram
18 min walk
West Croydon Tram StopTram
19 min walk
West Croydon Rail StationWindrush · Southern
20 min walk
No bus stops within 400m

15

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

4.5 km

Nearest cycle dock

Central London commute times

London Bridge ★33 min
Victoria47 min ↑
Waterloo50 min ↑
Canary Wharf50 min ↑
City46 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)

Nearest car park413m
Santander docks (800m)0
Nearest cycle dock4.5 km

Nearby car parks

🅿️
Lidl
546m

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: 25.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.9 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 4.3 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

WHITEHORSE PRACTICE

87 WHITEHORSE ROAD, CR0 2JJ

9 min walk

73%

Recommend GP

73%

Overall GP experience

4

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketCooperative Food · 1.1 km
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

868m

Post office

Nearby shops

Londis146 m
Mayuran Mini Market382 m
Whitehorse Stores462 m
Brasileiro466 m

Nearby cafes

Station Cafe207 m
Double Egg Café417 m
2 Brothers Cafe1.0 km
Moliceino1.1 km

Nearby restaurants

Morley's401 m
Mei Fo House1.0 km
The Banana Leaf1.0 km
Blue and Orange Café Bar1.1 km

Nearby pubs

White Horse172 m
Two Brewers201 m
Duke of Cambridge485 m
Pawsons Arms554 m

Nearby gyms

#Merky FC HQ133 m

Nearby pharmacies

Allcorn Chemist980 m
Croychem Pharmacy1.1 km

Nearby health

Thornton Heath Health Centre893 m
St. James Medical Centre960 m
Dr Shah and Partners1.1 km
Orchard Dental Practice1.2 km
Food hygiene (5-star)48% of 52

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

61

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
5.3% (good)London avg: 3.8%Strong yield — top 17% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

High

Demand

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

41.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,077m
Crossrail 2 route8,789m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,287 nationally

2,006

Est. population

10,450/km²

66%

Employed

40%

Degree educated

£36,000

Median income

8.0%

Claimant rate

Inner cityHigh densityRenters

34

Community stability

Age profile

25%
23%
27%
17%
Under 1825%
18–3423%
35–4927%
50–6417%
65+8%

Tenure

26%
45%
17%
Own outright12%
Own (mortgage)26%
Private rent45%
Social rent17%
Shared ownership0%
Rent free0%

Ethnicity

26%
38%
14%
White British26%
White Other12%
Asian6%
Black38%
Mixed14%
Other4%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine22%
No car household46%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Private rent45%
Social rent17%

vs. London

Income vs London-14.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
1
Borough approval rate
68%
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)
11
Largest scheme
38 homes · 226, 226, Whitehorse Road, CR0 2LB
Pipeline pressure
NONE

Named schemes (500m)

226, 226, Whitehorse Road, CR0 2LB38 homes
completed
402-408, 402-408, SYDENHAM ROAD, & LAND BWTN. GLOUCESTER ROAD (191-199), CR018 homes
completed
3-9, 3-9, SELHURST ROAD, SE2518 homes
completed
52-54, 52-54, Selhurst Road, South Norwood, SE2516 homes
completed
120, 120, SELHURST ROAD, SE2512 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
26.7%
Ward turnout
26%
Election year
2022
MP
Sarah Jones (Labour)
MP majority
14,226
Constituency
Croydon West

Councillors

Catherine Maud WilsonLabour
Mohammed Amirul IslamLabour

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Key facts for SE25 5PL

Full postcodeSE25 5PL
Postcode districtSE25
BoroughLondon Borough of Croydon
WardSelhurst
Latitude51.390293
Longitude-0.089619
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