Woodside · Croydon · Croydon West constituency · 51.39470, -0.06812

SE25 5RF— Woodside, Croydon

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

The family fortress

 

Schools 86%Safety 75/100Transport 56/100⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
56
Safety
75
Schools
67
Transport
56
Environment
74
Investment
75

The bottom line

SE25 5RF offers exceptional schools (86% 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.

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Toggle the things that matter to you — see how SE25 5RF scores on each.

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Location

SE25 5RF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income-11.0% vs London avg
vs London crime+56.0% vs London avg

Deep-dive guides for SE25 5RF

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE25 5RF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

67

Education score

Good for families
★ Top school within 1km
—

Primary

Oasis Academy Ryelands

Not yet inspected · 4 min walk

KS2: 106.3

★

Secondary

Oasis Academy Arena

Requires Improvement · Inspected Nov 2023 · 6 min walk

P8: -0.46A8: 33.6

86% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Above London average

Childcare

Childcare

Crosfield Nursery School

Not inspected · 3 min walk

6 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

101.3 incidents per 1,000 residents

Higher crime than 75% of London
→ Stable

+56% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour27%
Other26%
Vehicle crime7%
Drug offences5%
Burglary2%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 1.1km

Crime is +56% above London average

Property

Prices, sales volume and market trends

Avg floor area67.5 m²

EPC breakdown

B
2%
C
3%
D
6%

Based on 11 properties · Confidence: medium

Street mix

Semi 13%Terraced 73%Flat 13%

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£168,750
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)
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

1997–2022 · CAGR

+8.2%

Total change

+614%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.5%

per year

Acceleration

-2.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached14.3%
Terraced71.4%
Flat/maisonette14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£56k£56k+0%1
Post-dot-com plateau2001–2004£110k£159k+44.5%1.3
Pre-crash peak2005–2007£167k£205k+23.1%1
GFC & correction2008–2009£200k£142k-29.2%1.5
Help-to-Buy recovery2016–2016£305k£305k+0%1
Pandemic surge2021–2021£353k£353k+0%2
Rate-rise correction2022–2022£400k£400k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.1%
District
5.1%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very 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
7 min walk
Norwood JunctionNational Rail
7 min walk
Harrington Road Tram StopTram
10 min walk
Arena Tram StopTram
10 min walk
Woodside Tram StopTram
11 min walk
No bus stops within 400m

12

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

4.8 km

Nearest cycle dock

Central London commute times

London Bridge ★33 min
Victoria50 min ↑
Waterloo51 min ↑
Canary Wharf51 min ↑
City47 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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)32
Nearest car park109m
Santander docks (800m)0
Nearest cycle dock4.8 km

Nearby car parks

🅿️
Aldi· no
680m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.7 km away✗ Not Green Belt✗ Not AONB78% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 4.8 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

ASHBURTON PARK MEDICAL CENTRE

ASHBURTON PARK M.PRACTICE, 416 LOWER ADDISCOMBE ROAD, ADDISCOMBE, CR0 7AG

15 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalShirley Oaks Hospital · 1.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

2

Convenience

Nearest supermarketTesco Express · 870 m
1 tennis courts2 swimming pools1 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)

697m

Post office

Nearby shops

Tesco Express95 m
Sainsbury's Local143 m
Afro Carribean Groceries490 m
G7 Express557 m

Nearby cafes

Refreshments551 m
YEHA NOHA678 m
Costa737 m

Nearby pubs

Portland Arms69 m
The Albert Tavern325 m
The Cherry Tree584 m
The Jolly Sailor680 m

Nearby gyms

South Norwood Leisure Centre124 m
Croydon Sports Arena538 m

Nearby pharmacies

Fishers Pharmacy179 m
Day Lewis Pharmacy718 m

Nearby health

The Enmore Practice191 m
Food hygiene (5-star)50% of 66

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

75

Investment score

Strong

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,250London avg: £1,950/mo
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

16.2

Price growth score

E
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,519m
Crossrail 2 route9,882m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,752 nationally

2,072

Est. population

15,041/km²

62%

Employed

44%

Degree educated

£37,400

Median income

8.3%

Claimant rate

Urban coreVery high densityRenters

33

Community stability

Age profile

26%
23%
25%
18%
Under 1827%
18–3423%
35–4925%
50–6418%
65+7%

Tenure

13%
23%
45%
19%
Own outright13%
Own (mortgage)23%
Private rent45%
Social rent19%
Shared ownership0%
Rent free0%

Ethnicity

25%
39%
White British25%
White Other13%
Asian9%
Black39%
Mixed10%
Other4%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine20%
No car household47%
Unemployed9%
No qualifications15%

Housing tenure (Census 2021)

Private rent45%
Social rent19%

vs. London

Income vs London-11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
2
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
68
Largest scheme
62 homes · SOUTH NORWOOD COUNTRY PARK, LAND B/B, SOUTH NORWOOD COUNTRY PARK, LAND B/B, WESTGATE ROAD, HARRINGTON ROAD, SE25
Pipeline pressure
NONE

Named schemes (500m)

99-103, 99-103, PORTLAND ROAD, SE2535 homes
completed
48-50, 48-50, Portland Road, Farley Place, South Norwood, SE25 4PQ18 homes
completed
70-72, 70-72, ALBERT ROAD, SE2517 homes
completed
Eldon Court, Eldon Court, Eldon Park, South Norwood, London, SE25 4JG15 homes
completed
GRESHAM WORKS, GRESHAM WORKS, PEMBURY ROAD, SE2515 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
18.5%
Ward turnout
33%
Election year
2022
MP
Sarah Jones (Labour)
MP majority
6,825
Constituency
Croydon East

Councillors

Michael BonelloLabour
Amy FosterLabour
Brigitte GrahamLabour

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Key facts for SE25 5RF

Full postcodeSE25 5RF
Postcode districtSE25
BoroughLondon Borough of Croydon
WardWoodside
Latitude51.394697
Longitude-0.068117
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