Woodside · Croydon · Croydon East constituency · 51.39444, -0.07080

SE25 5QS— Woodside, Croydon

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

The practical family move

 

Schools 86%Safety 82/100Transport 57/100Low yield 3.35%

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
58
Safety
82
Schools
90
Transport
57
Environment
55
Investment
46

The bottom line

SE25 5QS offers exceptional schools (100% Good/Outstanding) and low crime at £447,250 median — a strong choice for Families.

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Location

SE25 5QS

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-14.0% vs London avg
vs London income-2.6% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for SE25 5QS

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

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“The practical family move”

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How SE25 5QS 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 1 min walk

7 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 1.1km

Crime is 10% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£447,250

Median sale price

14% below London median

£447,250 is 14% below the London median (£520,000)

-11.7%

This year

Terraced

Dominant type

Price history

5-year change
+10.7%
Sales (24 months)6
New build0.0%
Avg terraced£447,250
Price per m²£5,356/m²
Price per ft²£498/ft²
Avg floor area83.1 m²

EPC breakdown

C
3%
D
19%
E
10%
F
1%

Based on 33 properties · Confidence: high

Street mix

Semi 13%Terraced 73%Detached 5%Flat 8%

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£9,862
First-time buyerFTB
£1,112
Additional propertyBTL/2nd
£23,280

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

10.9×

Price-to-income

£2,237/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£207,750
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.4%

Total change

+577%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.7%

per year

Acceleration

-20.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 58 sales

Property Type Mix

Total: 58 sales

Detached5.2%
Semi-detached13.8%
Terraced74.1%
Flat/maisonette6.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£127k+105.6%2
Post-dot-com plateau2001–2004£109k£175k+61.2%3.8
Pre-crash peak2005–2007£193k£218k+13.1%1.3
GFC & correction2008–2011£270k£225k-16.7%1
Help-to-Buy recovery2014–2015£320k£340k+6.2%2.5
Brexit uncertainty2017–2019£370k£385k+4.1%1.7
Pandemic surge2020–2021£408k£404k-0.9%3.5
Rate-rise correction2022–2023£495k£486k-1.8%2
Current market2024–2026£437k£420k-4%2.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.6%
District
6.6%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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
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
11 min walk
Harrington Road Tram StopTram
12 min walk
Arena Tram StopTram
12 min walk
No bus stops within 400m

22

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

4.7 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)32
Nearest car park216m
Santander docks (800m)0
Nearest cycle dock4.7 km

Nearby car parks

🅿️
Aldi· no
539m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 AONB15% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 4.7 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

13 min walk

79%

Recommend GP

79%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.7 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarket578 m
1 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

577m

Post office

Nearby shops

Sainsbury's Local199 m
Tesco Express241 m
Afro Carribean Groceries369 m
G7 Express495 m

Nearby cafes

YEHA NOHA550 m
Costa607 m
Refreshments739 m

Nearby pubs

Portland Arms230 m
The Albert Tavern450 m
The Cherry Tree452 m
The Shelverdine Goathouse591 m

Nearby gyms

South Norwood Leisure Centre237 m
Croydon Sports Arena714 m

Nearby pharmacies

Fishers Pharmacy284 m
Day Lewis Pharmacy595 m

Nearby health

The Enmore Practice266 m
Food hygiene (5-star)47% of 113

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

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
3.4% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score16/100
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

46.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,698m
Crossrail 2 route9,731m

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-14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
3
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)
79
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)

99-103, 99-103, PORTLAND ROAD, SE2535 homes
completed
Clifford Road Car Park, Clifford Road Car Park, Clifford Road, South Norwood, SE2526 homes
completed
Satchwell House, Satchwell House, Clifford Road, Croydon, SE25 5JS23 homes
completed
48-50, 48-50, Portland Road, Farley Place, South Norwood, SE25 4PQ18 homes
completed
130, 130, BIRCHANGER ROAD, SE2518 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 (£447,250)

£9,862

Standard buyer

£1,112

First-time buyer

Save £8,750

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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Compare Croydon with nearby boroughs:

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Key facts for SE25 5QS

Full postcodeSE25 5QS
Postcode districtSE25
BoroughLondon Borough of Croydon
WardWoodside
Latitude51.394436
Longitude-0.070802
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