Selhurst · Croydon · Croydon West constituency · 51.38936, -0.08966

SE25 5PP— Selhurst, Croydon

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

The practical family move

 

Schools 100%Safety 74/100Transport 49/100

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
54
Safety
74
Schools
90
Transport
49
Environment
72
Investment
60

The bottom line

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

The catch: very high noise — check proximity to rail lines.

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Location

SE25 5PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income-14.3% vs London avg
vs London crime+66.0% vs London avg

Deep-dive guides for SE25 5PP

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE25 5PP 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 · 12 min walk

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Selhurst Nursery School and Children's Centre

Good · 1 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

108.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+66% vs borough

Crime by type

Other28%
Violence & sexual offences23%
Anti-social behaviour15%
Vehicle crime12%
Burglary8%
Drug offences7%
Robbery5%
Theft2%

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Croydon Fire Station · 2.5km

Crime is +66% above London average

Property

Prices, sales volume and market trends

Avg floor area43.5 m²

EPC breakdown

C
5%
D
12%
E
3%

Based on 20 properties · Confidence: medium

Street mix

Semi 11%Terraced 28%Flat 33%Other 28%

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£108,750
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

2001–2021 · CAGR

+5.2%

Total change

+173%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.0%

per year

Acceleration

+21.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £150k–£175k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached16.7%
Terraced41.7%
Flat/maisonette41.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£64k£128k+99.2%1.7
Pre-crash peak2006–2006£195k£195k+0%1
GFC & correction2009–2009£190k£190k+0%1
Help-to-Buy recovery2014–2014£172k£172k+0%1
Pandemic surge2020–2021£156k£175k+12%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
12%
District
12%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

15

Walkability score

9

Footpaths (500m)

0

Santander docks (800m)

4.6 km

Nearest cycle dock

Central London commute times

London Bridge ★36 min
Victoria40 min ↑
Waterloo51 min ↑
Canary Wharf53 min ↑
City49 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 park314m
Santander docks (800m)0
Nearest cycle dock4.6 km

Nearby car parks

🅿️
Lidl
505m

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: 15.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 95% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.0 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 4.2 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

ST JAMES MEDICAL CENTRE

189A ST. JAMES'S ROAD, CR0 2BZ

11 min walk

69%

Recommend GP

69%

Overall GP experience

4

GPs within 1km

0

Dentists within 1km

5

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 · 1.0 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)

966m

Post office

Nearby shops

Londis44 m
Mayuran Mini Market455 m
Whitehorse Wines507 m
Whitehorse Stores547 m

Nearby cafes

Station Cafe301 m
Double Egg Café497 m
2 Brothers Cafe909 m
Moliceino981 m

Nearby restaurants

Morley's479 m
Mei Fo House936 m
The Banana Leaf942 m
Newroz Grill966 m

Nearby pubs

White Horse94 m
Two Brewers98 m
Duke of Cambridge575 m
Pawsons Arms613 m

Nearby gyms

#Merky FC HQ233 m

Nearby pharmacies

Allcorn Chemist879 m
Croychem Pharmacy999 m

Nearby health

St. James Medical Centre859 m
Thornton Heath Health Centre986 m
Dr Shah and Partners1.0 km
Orchard Dental Practice1.1 km
Food hygiene (5-star)51% of 47

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

60

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

15.5

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,125m
Crossrail 2 route8,835m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,445 nationally

1,510

Est. population

8,925/km²

61%

Employed

31%

Degree educated

£36,000

Median income

8.0%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

40

Community stability

Age profile

32%
19%
26%
16%
Under 1832%
18–3419%
35–4926%
50–6416%
65+7%

Tenure

25%
27%
38%
Own outright11%
Own (mortgage)25%
Private rent27%
Social rent38%
Shared ownership0%
Rent free0%

Ethnicity

18%
18%
42%
White British18%
White Other9%
Asian18%
Black42%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine26%
No car household46%
Unemployed7%
No qualifications17%

Housing tenure (Census 2021)

Social rent38%
Private rent27%

vs. London

Income vs London-14.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
7
Largest scheme
81 homes · Milton House, 2, Milton House, 2, Milton Road, 43 Gloucester Road, Croydon, CR0 2BP
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
40, 40, DAGNALL PARK, SE2510 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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Compare Croydon with nearby boroughs:

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Key facts for SE25 5PP

Full postcodeSE25 5PP
Postcode districtSE25
BoroughLondon Borough of Croydon
WardSelhurst
Latitude51.389358
Longitude-0.089657
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