South Norwood · Croydon · Croydon West constituency · 51.39463, -0.08997

SE25 6JF— South Norwood, Croydon

Location and area intelligence for SE25 6JF, South Norwood, Croydon

The practical family move

 

Schools 89%Safety 79/100Transport 48/100Yield 4.84%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
55
Safety
79
Schools
90
Transport
48
Environment
62
Investment
61

The bottom line

SE25 6JF offers exceptional schools (100% Good/Outstanding) and low crime at £310,000 median — strong value for Families who can accept its trade-offs.

The catches: 46 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

SE25 6JF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-40.4% vs London avg
vs London income-14.3% vs London avg
vs London crime+17.0% vs London avg

Deep-dive guides for SE25 6JF

🛡️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 6JF has changed

Schools

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Whitehorse Manor Infant School

Good · Inspected Mar 2024 · 3 min walk

★★

Secondary

Ark Blake Academy

Good · Inspected Feb 2023 · 19 min walk

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Selhurst Nursery School and Children's Centre

Good · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.3 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

+17% vs borough

Crime by type

Violence & sexual offences25%
Other24%
Anti-social behaviour20%
Vehicle crime14%
Drug offences7%
Robbery7%
Theft2%
Burglary1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 2.2km

Crime is +17% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£310,000

Median sale price

Bottom 25% — 40% below London median

£310,000 is 40% below the London median (£520,000)

+57.6%

This year

Flat

Dominant type

Price history

5-year change
+7.6%
Sales (24 months)7
New build0.0%
Avg semi-detached£535,000
Avg flat£310,000
Price per m²£5,272/m²
Price per ft²£490/ft²
Avg floor area62.7 m²

EPC breakdown

B
1%
C
12%
D
28%
E
8%
F
1%
G
1%

Based on 51 properties · Confidence: high

Street mix

Semi 12%Terraced 3%Flat 84%Other 1%

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£3,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£12,300

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

8.6×

Price-to-income

£1,551/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£156,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+5.6%

Total change

+409%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.2%

per year

Acceleration

+56.46

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £175k–£200k · 100 sales

Property Type Mix

Total: 100 sales

Semi-detached13%
Terraced3%
Flat/maisonette84%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£83k£80k-3.7%3.8
Post-dot-com plateau2001–2004£82k£146k+78.3%8
Pre-crash peak2005–2007£160k£150k-6%3.7
GFC & correction2008–2011£180k£138k-23.3%2.3
Help-to-Buy recovery2013–2016£264k£164k-38.1%2.2
Brexit uncertainty2017–2019£225k£265k+17.8%3.3
Pandemic surge2020–2021£450k£288k-36%1
Rate-rise correction2022–2023£345k£323k-6.4%3.5
Current market2024–2026£340k£423k+24.3%2.3

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
6.2%
District
6.2%
Semi-detached+0% α
Local
26.6%
District
26.6%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing11
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

SelhurstNational Rail
4 min walk
Norwood Junction Rail StationSouthern · Thameslink
13 min walk
Blackhorse Lane Tram StopTram
22 min walk
Woodside Tram StopTram
24 min walk
West Croydon Tram StopTram
24 min walk
No bus stops within 400m

17

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

4.2 km

Nearest cycle dock

Central London commute times

London Bridge ★46 min
Victoria48 min ↑
Waterloo56 min ↑
Canary Wharf63 min ↑
City62 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 park214m
Santander docks (800m)0
Nearest cycle dock4.2 km

Nearby car parks

🅿️
Shoppers· yes
650m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.4 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 4.8 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): 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 yield851.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THORNTON HEATH MEDICAL CENTRE

61A GILLETT ROAD, CR7 8RL

7 min walk

74%

Recommend GP

74%

Overall GP experience

13

GPs within 1km

0

Dentists within 1km

3

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

24

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketCostcutter · 1.2 km
3 tennis courts2 sports halls

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)

421m

Post office

Nearby shops

Brasileiro273 m
Whitehorse Stores276 m
Mayuran Mini Market355 m
Costcutter420 m

Nearby cafes

Double Egg Café307 m
Station Cafe338 m
Costa721 m
Din er's Delight Cafe721 m

Nearby restaurants

Morley's326 m
Blue and Orange Café Bar649 m
Sugar & Spice762 m
Jam Rock763 m

Nearby pubs

Duke of Cambridge235 m
Clifton Arms329 m
Pawsons Arms484 m
White Horse636 m

Nearby gyms

#Merky FC HQ359 m
Thornton Heath Leisure Centre697 m

Nearby pharmacies

Superdrug748 m

Nearby health

Thornton Heath Health Centre497 m
Food hygiene (5-star)41% of 97

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

61

Investment score

Good

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score15/100
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

47.8

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,915m
Crossrail 2 route8,542m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,287 nationally

2,006

Est. population

10,450/km²

66%

Employed

40%

Degree educated

£36,000

Median income

8.0%

Claimant rate

Inner cityHigh densityRenters

34

Community stability

Age profile

25%
23%
27%
17%
Under 1825%
18–3423%
35–4927%
50–6417%
65+8%

Tenure

26%
45%
17%
Own outright12%
Own (mortgage)26%
Private rent45%
Social rent17%
Shared ownership0%
Rent free0%

Ethnicity

26%
38%
14%
White British26%
White Other12%
Asian6%
Black38%
Mixed14%
Other4%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine22%
No car household46%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Private rent45%
Social rent17%

vs. London

Income vs London-14.3%
Price vs London-40.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
2
Borough approval rate
68%
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)
14
Largest scheme
45 homes · FORMER SELHURST RESERVOIR, FORMER SELHURST RESERVOIR, GRANGE ROAD, CR4
Pipeline pressure
NONE

Named schemes (500m)

LADY EDRIDGE SCHOOL, LADY EDRIDGE SCHOOL, CLIFTON ROAD, CR3 2D30 homes
completed
120, 120, SELHURST ROAD, SE2512 homes
completed
113, 113, HOLMESDALE ROAD, SE25 6JH11 homes
completed
40, 40, DAGNALL PARK, SE2510 homes
completed
12, 12, Dagnall Park, South Norwood, London, SE25 5PL9 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.6%
Ward turnout
30%
Election year
2022
MP
Sarah Jones (Labour)
MP majority
14,226
Constituency
Croydon West

Councillors

Louis CarseridesLabour
Stella NabukeeraLabour
Christopher Derek HermanLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£310,000)

£3,000

Standard buyer

£0

First-time buyer

Save £3,000

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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Key facts for SE25 6JF

Full postcodeSE25 6JF
Postcode districtSE25
BoroughLondon Borough of Croydon
WardSouth Norwood
Latitude51.394633
Longitude-0.089970
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