Crystal Palace & Upper Norwood · Croydon · Streatham and Croydon North constituency · 51.40780, -0.08636

SE25 6DN— Crystal Palace & Upper Norwood, Croydon

Location and area intelligence for SE25 6DN, Crystal Palace & Upper Norwood, Croydon

The family fortress

 

Schools 71%Safety 82/100Transport 28/100

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
51
Safety
82
Schools
90
Transport
28
Environment
62
Investment
53

The bottom line

SE25 6DN offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

SE25 6DN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-6.7% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for SE25 6DN

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE25 6DN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Cypress Primary School

Good · Inspected Oct 2019 · 3 min walk

KS2: 104.7

—

Secondary

Harris Academy Beulah Hill

Not yet inspected · 11 min walk

P8: -0.11A8: 44.3

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 17 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

55.5 incidents per 1,000 residents

Better than 58% of London
→ Stable

-15% vs borough

Crime by type

Other26%
Violence & sexual offences24%
Anti-social behaviour17%
Vehicle crime14%
Drug offences7%
Robbery5%
Burglary5%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 2.4km

Crime is 15% below London average

Property

Prices, sales volume and market trends

Avg floor area148.2 m²

EPC breakdown

D
4%
F
1%

Based on 5 properties · Confidence: low

Street mix

Semi 46%Terraced 9%Detached 46%

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 yield851 kWh/kWp/yr
Rebuild cost estimate£370,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 150 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

1997–2022 · CAGR

+6.7%

Total change

+408%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.4%

per year

Acceleration

+4.43

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 11 sales

Property Type Mix

Total: 11 sales

Detached45.5%
Semi-detached45.5%
Terraced9.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£162k£162k+0%2
Post-dot-com plateau2001–2004£250k£282k+12.8%1
GFC & correction2012–2012£394k£394k+0%1
Help-to-Buy recovery2013–2013£485k£485k+0%2
Brexit uncertainty2017–2017£790k£790k+0%1
Pandemic surge2021–2021£790k£790k+0%1
Rate-rise correction2022–2022£825k£825k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Norwood Junction→ London Bridge· 6 tph
12 min

Nearby stations

Norwood Junction Rail StationSoutheastern · Southern
18 min walk
Norwood JunctionNational Rail
18 min walk
Crystal Palace Rail StationWindrush · Southern
19 min walk
Anerley Rail StationSouthern · Windrush
19 min walk
Harrington Road Tram StopTram
25 min walk
No bus stops within 400m

25

Walkability score

58

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge ★37 min
Victoria59 min ↑
Waterloo53 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park192m
Santander docks (800m)0
Nearest cycle dock3.4 km

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: 30.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 75% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.0 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 10%
More green space than 91% of London

Nearest SSSI: Croham Hurst SSSI — 6.2 km

Energy

Solar: 851 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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 yield851.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MERSHAM MEDICAL CENTRE

30 NORBURY ROAD, CR7 8JN

10 min walk

91%

Recommend GP

91%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The White Hart (1.1 km)

Nearest supermarketCostcutter · 855 m
5 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.2km

Post office

Nearby shops

Greens125 m
Premier176 m
Crystal Convenience Store238 m
Vicky Corner Shop528 m

Nearby cafes

Cafe De Niro191 m
Chave do Douro227 m
The Lakes Cafe782 m
Brown & Green Cafe1.1 km

Nearby restaurants

Fryer Brothers185 m
The Beulah Spa773 m
Yuki's Kitchen901 m
Urban Orient1.1 km

Nearby pubs

The White Hart1.1 km
The Alma1.1 km

Nearby gyms

Croydon Sailing Club762 m
Lewis Sports Centre815 m

Nearby pharmacies

Day Lewis Pharmacy233 m

Nearby health

Mersham Medical Centre809 m
Food hygiene (5-star)59% of 17

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

53

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
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

19.5

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,378m
Crossrail 2 route8,079m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,722 nationally

1,587

Est. population

13,435/km²

65%

Employed

43%

Degree educated

£39,200

Median income

5.3%

Claimant rate

SuburbanHigh densityEstablished mixed

48

Community stability

Age profile

28%
18%
24%
20%
Under 1828%
18–3418%
35–4924%
50–6420%
65+10%

Tenure

24%
40%
28%
Own outright24%
Own (mortgage)40%
Private rent28%
Social rent8%
Shared ownership1%
Rent free0%

Ethnicity

26%
14%
42%
White British26%
White Other14%
Asian8%
Black42%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine18%
No car household32%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent28%
Social rent8%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
4
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)
31
Largest scheme
128 homes · 6 - 8, 6 - 8, Sylvan Hill, Upper Norwood, SE19 2QF
Pipeline pressure
NONE

Named schemes (500m)

33, 33, ROSS ROAD, SE2540 homes
completed
357, 357, GRANGE ROAD, SE1918 homes
completed
353, 353, GRANGE ROAD, SE1918 homes
completed
BEAULIEU HEIGHTS &, 266, BEAULIEU HEIGHTS &, 266, SOUTH NORWOOD HILL, SE2517 homes
completed
236, 236, SOUTH NORWOOD HILL, SE2516 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
13.3%
Ward turnout
47%
Election year
2026
MP
Steve Reed (Labour (Co-op))
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Claire BonhamLib Dems
Natalie Louise VestyGreen
Mark AdderleyGreen

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Key facts for SE25 6DN

Full postcodeSE25 6DN
Postcode districtSE25
BoroughLondon Borough of Croydon
WardCrystal Palace & Upper Norwood
Latitude51.407802
Longitude-0.086358
Parliamentary constituencyStreatham and Croydon North
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