Crystal Palace & Upper Norwood · Croydon · Streatham and Croydon North constituency · 51.40972, -0.08770

SE25 6DS— Crystal Palace & Upper Norwood, Croydon

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

London's quiet achiever

 

Schools 50%Safety 84/100Transport 25/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
48
Safety
84
Schools
30
Transport
25
Environment
63
Investment
27

The bottom line

SE25 6DS offers low crime — a strong choice for Most buyers.

Less suited to Families.

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Toggle the things that matter to you — see how SE25 6DS scores on each.

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Location

SE25 6DS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.9% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for SE25 6DS

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How SE25 6DS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

All Saints CofE Primary School

Not yet inspected · Inspected Dec 2024 · 4 min walk

KS2: 100.0

—

Secondary

Harris Academy Beulah Hill

Not yet inspected · 8 min walk

P8: -0.11A8: 44.3

50% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.7 incidents per 1,000 residents

Better than 69% of London
→ Stable

-36% vs borough

Crime by type

Violence & sexual offences28%
Other23%
Vehicle crime20%
Anti-social behaviour17%
Burglary9%
Drug offences2%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 2.2km

Crime is 36% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£8,398/m²
Price per ft²£780/ft²
Avg floor area97 m²

EPC breakdown

B
1%
C
1%
D
6%
E
1%
F
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 47%Terraced 53%

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 yield851 kWh/kWp/yr
Rebuild cost estimate£242,500
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, 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

2000–2026 · CAGR

+7.2%

Total change

+510%

Market Activity

Price Velocity & Acceleration

Current Velocity

+75.8%

per year

Acceleration

+71.85

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached50%
Terraced50%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£135k£135k+0%3
Post-dot-com plateau2001–2003£204k£221k+8.3%2
Pre-crash peak2005–2007£300k£273k-9.2%2.5
GFC & correction2010–2010£320k£320k+0%1
Help-to-Buy recovery2015–2015£450k£450k+0%3
Current market2024–2026£468k£823k+75.9%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.5%
District
8.5%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Gipsy Hill

Nearby stations

Crystal Palace Rail StationWindrush · Southern
18 min walk
Anerley Rail StationSouthern · Windrush
19 min walk
Norwood Junction Rail StationSoutheastern · Southern
21 min walk
Gipsy HillNational Rail
21 min walk
Penge West Rail StationWindrush · Southern
26 min walk
No bus stops within 400m

27

Walkability score

78

Footpaths (500m)

0

Santander docks (800m)

3.2 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park75m
Santander docks (800m)0
Nearest cycle dock3.2 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.8 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 10%
More green space than 92% of London

Nearest SSSI: Croham Hurst SSSI — 6.4 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): 2

Landslide susceptibility: Medium

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

11 min walk

91%

Recommend GP

91%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.4 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

47

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The White Hart (940 m)

Nearest supermarketCostcutter · 886 m
4 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)

1.0km

Post office

Nearby shops

Crystal Convenience Store44 m
Premier68 m
Greens113 m
Spa Off Licence447 m

Nearby cafes

Chave do Douro43 m
Cafe De Niro57 m
Brown & Green Cafe927 m
Café Thing973 m

Nearby restaurants

Fryer Brothers60 m
The Beulah Spa545 m
Yuki's Kitchen669 m
Urban Orient918 m

Nearby pubs

The White Hart940 m
The Alma966 m

Nearby gyms

The Yoga Edge1.0 km
Performance 3601.0 km
Duke McKenzie Fitness Centre1.0 km

Nearby pharmacies

Day Lewis Pharmacy43 m

Nearby health

Mersham Medical Centre867 m
Food hygiene (5-star)57% of 21

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

27

Investment score

Weak

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

Low gross yield (1.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
1.8% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score15/100
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 owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

25.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,466m
Crossrail 2 route7,896m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,174 nationally

1,534

Est. population

9,337/km²

65%

Employed

46%

Degree educated

£37,000

Median income

4.6%

Claimant rate

SuburbanHigh densityEstablished mixed

45

Community stability

Age profile

25%
18%
27%
19%
Under 1825%
18–3418%
35–4927%
50–6419%
65+11%

Tenure

22%
33%
27%
15%
Own outright22%
Own (mortgage)33%
Private rent27%
Social rent15%
Shared ownership3%
Rent free0%

Ethnicity

40%
16%
27%
White British40%
White Other16%
Asian6%
Black27%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine18%
No car household37%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent27%
Social rent15%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
5
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)

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
Gayfare 2 - 4, Gayfare 2 - 4, Grange Hill, South Norwood, SE25 6SX13 homes
completed
31, 31, BEULAH HILL, SE1912 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 6DS

Full postcodeSE25 6DS
Postcode districtSE25
BoroughLondon Borough of Croydon
WardCrystal Palace & Upper Norwood
Latitude51.409722
Longitude-0.087702
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