The bottom line
SE25 5PN offers exceptional schools (100% 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.
Check your dealbreakers
Toggle the things that matter to you — see how SE25 5PN scores on each.
Toggle a question above to see how SE25 5PN meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for SE25 5PN
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Postcode Personality
“The practical family move”
How SE25 5PN has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
The Crescent Primary School
Good · Inspected Jul 2024 · 3 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
Childcare
Childcare
Selhurst Nursery School and Children's Centre
Good · 1 min walk
9 primaries · 0 secondaries · 2 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
76.3 incidents per 1,000 residents
+17% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Croydon Fire Station · 2.7km
Crime is +17% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 3 properties · Confidence: low
LHA rates — Outer South London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1998–2022 · CAGR
+7.5%
Total change
+461%
Market Activity
Price Velocity & Acceleration
Current Velocity
+36.2%
per year
Acceleration
-276.11
change in velocity
Market State
Strong growth
Price Distribution
P25: £50k–£75k · P75: £300k–£350k · 3 sales
Property Type Mix
Total: 3 sales
By decade
1990s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1998–1998 | £57k | £57k | +0% | 1 |
| Help-to-Buy recovery | 2015–2015 | £235k | £235k | +0% | 1 |
| Rate-rise correction | 2022–2022 | £320k | £320k | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 4
Good
Nearby stations
14
Walkability score
14
Footpaths (500m)
0
Santander docks (800m)
4.5 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
6
Car parks (800m)
0
EV chargers (800m)
Nearby car parks
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Croham Hurst SSSI — 4.4 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
WHITEHORSE PRACTICE
87 WHITEHORSE ROAD, CR0 2JJ
10 min walk
73%
Recommend GP
73%
Overall GP experience
3
GPs within 1km
0
Dentists within 1km
3
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
15
Parks (1km)
1
Restaurants (800m)
2
Cafes (800m)
2
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
2
Sports (1km)
1
Convenience
Nightlife (500m)
0
Nightclubs
2
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
808m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
75
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
22.8
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 3/10
More deprived than average
Index of Multiple Deprivation
Rank: 8,287 nationally
2,006
Est. population
10,450/km²
66%
Employed
40%
Degree educated
£36,000
Median income
8.0%
Claimant rate
34
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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