South Norwood · Croydon · Croydon West constituency · 51.39619, -0.08441

SE25 6LF— South Norwood, Croydon

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

The family fortress

 

Schools 100%Safety 81/100Transport 47/100~8% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
55
Safety
81
Schools
90
Transport
47
Environment
64
Investment
61

The bottom line

SE25 6LF offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE25 6LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-14.3% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for SE25 6LF

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE25 6LF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Chad's Catholic Primary School

Not yet inspected · 3 min walk

KS2: 105.8

★★

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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Selhurst Nursery School and Children's Centre

Good · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.5 incidents per 1,000 residents

Better than 51% of London
→ Stable

-2% vs borough

Crime by type

Violence & sexual offences33%
Other28%
Anti-social behaviour16%
Vehicle crime11%
Drug offences5%
Burglary4%
Robbery2%
Theft1%

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: H28 Woodside Fire Station · 1.9km

Crime is 2% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£3,821/m²
Price per ft²£355/ft²
Avg floor area50.1 m²

EPC breakdown

B
1%
C
22%
D
21%
E
2%
F
1%

Based on 47 properties · Confidence: high

Street mix

Flat 100%

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£125,250
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

2000–2026 · CAGR

+2.8%

Total change

+106%

Market Activity

Price Velocity & Acceleration

Current Velocity

-56.9%

per year

Acceleration

-154.21

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £200k–£250k · 35 sales

Property Type Mix

Total: 35 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£78k£78k+0%2
Post-dot-com plateau2001–2004£88k£145k+65.7%1.5
Pre-crash peak2005–2007£90k£99k+9.4%2
GFC & correction2008–2010£193k£99k-48.8%2
Help-to-Buy recovery2014–2016£175k£196k+11.7%2.3
Brexit uncertainty2017–2017£345k£345k+0%1
Pandemic surge2021–2021£190k£190k+0%1
Rate-rise correction2022–2022£190k£190k+0%3
Current market2024–2026£188k£160k-14.9%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.2%
District
4.2%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

SelhurstNational Rail
7 min walk
Norwood Junction Rail StationSouthern · Thameslink
8 min walk
Blackhorse Lane Tram StopTram
20 min walk
Woodside Tram StopTram
21 min walk
Harrington Road Tram StopTram
21 min walk
No bus stops within 400m

18

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

4.2 km

Nearest cycle dock

Central London commute times

London Bridge ★33 min
Victoria47 min ↑
Waterloo50 min ↑
Canary Wharf50 min ↑
City46 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 park236m
Santander docks (800m)0
Nearest cycle dock4.2 km

Nearby car parks

🅿️
Aldi· no
548m

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: 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: 10.3 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 10%
More green space than 79% of London

Nearest SSSI: Croham Hurst SSSI — 4.9 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

NORTHWAY ROAD SURGERY

139 NORTHWAY ROAD, CR0 6JJ

14 min walk

79%

Recommend GP

79%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Morley's (745 m)

Nearest supermarket636 m
3 tennis courts1 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)

616m

Post office

Nearby shops

Costcutter651 m
Brasileiro697 m
Whitehorse Stores700 m
Londis706 m

Nearby cafes

Station Cafe543 m
Costa558 m
YEHA NOHA595 m
Double Egg Café727 m

Nearby restaurants

Morley's745 m

Nearby pubs

Clifton Arms135 m
The Shelverdine Goathouse631 m
The Cherry Tree640 m
Duke of Cambridge657 m

Nearby gyms

#Merky FC HQ672 m

Nearby pharmacies

Day Lewis Pharmacy596 m
Food hygiene (5-star)49% of 37

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
8.0% (high)London avg: 3.8%Strong yield — top 6% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

39.4

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,493m
Crossrail 2 route8,802m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,561 nationally

2,017

Est. population

7,956/km²

63%

Employed

41%

Degree educated

£36,000

Median income

8.1%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

37

Community stability

Age profile

27%
20%
25%
16%
Under 1827%
18–3420%
35–4926%
50–6416%
65+11%

Tenure

24%
33%
30%
Own outright11%
Own (mortgage)24%
Private rent33%
Social rent30%
Shared ownership3%
Rent free0%

Ethnicity

28%
38%
White British28%
White Other13%
Asian9%
Black38%
Mixed10%
Other3%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine21%
No car household43%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent33%
Social rent30%

vs. London

Income vs London-14.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
3
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)
9
Largest scheme
96 homes · Goods Yard, Goods Yard, Tennison Road, South Norwood, SE25 5RY
Pipeline pressure
NONE

Named schemes (500m)

ADJACENT TO, 21, ADJACENT TO, 21, ALVERTON GARDENS, SE25 6LR73 homes
completed
16 - 18, 16 - 18, Tennison Road, South Norwood, SE25 5RT30 homes
completed
213-215, 213-215, SELHURST ROAD, SE25 6Y27 homes
completed
172, 172, SELHURST ROAD, SE2515 homes
completed
120, 120, SELHURST ROAD, SE2512 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

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Key facts for SE25 6LF

Full postcodeSE25 6LF
Postcode districtSE25
BoroughLondon Borough of Croydon
WardSouth Norwood
Latitude51.396188
Longitude-0.084413
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