Selhurst · Croydon · Croydon West constituency · 51.38836, -0.08858

SE25 5PU— Selhurst, Croydon

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

 

Schools 100%Safety 68/100Transport 43/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
53
Safety
68
Schools
90
Transport
43
Environment
70
Investment
46

The bottom line

SE25 5PU offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE25 5PU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-14.3% vs London avg
vs London crime+64.0% vs London avg

Deep-dive guides for SE25 5PU

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

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How SE25 5PU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Broadmead Primary School

Good · Inspected Nov 2023 · 2 min walk

KS2: 103.3

★★

Secondary

Ark Blake Academy

Good · Inspected Feb 2023 · 11 min walk

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Selhurst Nursery School and Children's Centre

Good · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

106.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1155.0%

+64% vs borough

Crime by type

Violence & sexual offences31%
Other22%
Anti-social behaviour22%
Vehicle crime11%
Drug offences6%
Burglary4%
Robbery2%
Theft2%

Stop & search

0.8

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Croydon Fire Station · 2.4km

Crime is +64% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,116/m²
Price per ft²£382/ft²
Avg floor area84.1 m²

EPC breakdown

C
3%
D
26%
E
11%
F
2%

Based on 42 properties · Confidence: high

Street mix

Semi 23%Terraced 48%Flat 27%Other 3%

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£210,250
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

1995–2025 · CAGR

+6.8%

Total change

+612%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.0%

per year

Acceleration

-72.69

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 74 sales

Property Type Mix

Total: 74 sales

Semi-detached24.3%
Terraced51.4%
Flat/maisonette24.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£120k+106%3.2
Post-dot-com plateau2001–2004£99k£149k+50.5%3.8
Pre-crash peak2005–2007£200k£218k+9.2%3
GFC & correction2008–2012£255k£210k-17.5%2
Help-to-Buy recovery2014–2016£214k£223k+4.4%2.3
Brexit uncertainty2017–2019£330k£343k+3.8%2.3
Pandemic surge2020–2021£215k£385k+79.1%4
Rate-rise correction2022–2023£315k£173k-45.2%1
Current market2024–2025£338k£415k+23%1.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
5.8%
District
5.8%
Semi-detached+0% α
Local
12.3%
District
12.3%
Terraced+0% α
Local
8.3%
District
8.3%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

SelhurstNational Rail
5 min walk
Blackhorse Lane Tram StopTram
16 min walk
Norwood Junction Rail StationSouthern · Thameslink
17 min walk
West Croydon Tram StopTram
17 min walk
Addiscombe Tram StopTram
18 min walk
No bus stops within 400m

16

Walkability score

8

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 park261m
Santander docks (800m)0
Nearest cycle dock4.6 km

Nearby car parks

🅿️
Lidl
559m
🅿️
Cherry Orchard Garden Centre
773m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 95% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.1 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 4.1 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

10 min walk

69%

Recommend GP

69%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

6

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.4 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 · 892 m
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)

1.1km

Post office

Nearby shops

Londis116 m
Whitehorse Wines541 m
Mayuran Mini Market588 m
Whitehorse Stores681 m

Nearby cafes

Station Cafe391 m
Double Egg Café631 m
2 Brothers Cafe822 m
Moliceino862 m

Nearby restaurants

Morley's613 m
Mei Fo House825 m
The Banana Leaf830 m
Newroz Grill850 m

Nearby pubs

Two Brewers97 m
White Horse169 m
Duke of Cambridge708 m
Pawsons Arms743 m

Nearby gyms

#Merky FC HQ360 m

Nearby pharmacies

Allcorn Chemist796 m
Croychem Pharmacy881 m

Nearby health

St. James Medical Centre780 m
Dr Shah and Partners883 m
Orchard Dental Practice957 m
Food hygiene (5-star)53% of 40

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

46

Investment score

Moderate

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
4.4% (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 months1

Rental market

Medium

Demand

Medium

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

38.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,108m
Crossrail 2 route8,954m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,160 nationally

2,350

Est. population

8,714/km²

58%

Employed

37%

Degree educated

£36,000

Median income

10.0%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

34

Community stability

Age profile

27%
24%
20%
16%
Under 1827%
18–3424%
35–4920%
50–6416%
65+13%

Tenure

19%
31%
32%
Own outright11%
Own (mortgage)19%
Private rent31%
Social rent32%
Shared ownership6%
Rent free0%

Ethnicity

28%
32%
White British28%
White Other12%
Asian13%
Black32%
Mixed9%
Other7%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine23%
No car household50%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Social rent32%
Private rent32%

vs. London

Income vs London-14.3%

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)
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)

Land Adj to 134, Land Adj to 134, Canal Walk, Davidson Road, Addiscombe, CR0 6BZ22 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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Key facts for SE25 5PU

Full postcodeSE25 5PU
Postcode districtSE25
BoroughLondon Borough of Croydon
WardSelhurst
Latitude51.388360
Longitude-0.088578
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