South Norwood · Croydon · Croydon West constituency · 51.39327, -0.08678

SE25 6LN— South Norwood, Croydon

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

The practical family move

 

Schools 100%Safety 81/100Transport 52/100⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
57
Safety
81
Schools
90
Transport
52
Environment
60
Investment
62

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

SE25 6LN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE25 6LN

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE25 6LN 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 · 2 min walk

KS2: 105.8

★★

Secondary

Ark Blake Academy

Good · Inspected Feb 2023 · 17 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 · 5 min walk

8 primaries · 0 secondaries · 2 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

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

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

Prices, sales volume and market trends

Avg floor area65.8 m²

EPC breakdown

D
2%
E
1%
F
1%

Based on 4 properties · Confidence: low

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£164,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2005–2012 · CAGR

+1.5%

Total change

+11%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.2%

per year

Acceleration

-8.33

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2005£158k£158k+0%1
GFC & correction2011–2012£173k£175k+1.2%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

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

SelhurstNational Rail
2 min walk
Norwood Junction Rail StationWindrush · Southeastern
11 min walk
Blackhorse Lane Tram StopTram
18 min walk
Woodside Tram StopTram
21 min walk
Addiscombe Tram StopTram
22 min walk
No bus stops within 400m

16

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

4.3 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park465m
Santander docks (800m)0
Nearest cycle dock4.3 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: 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: 10.6 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 4.6 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

NORTHWAY ROAD SURGERY

139 NORTHWAY ROAD, CR0 6JJ

11 min walk

79%

Recommend GP

79%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

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

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarket945 m
2 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)

680m

Post office

Nearby shops

Brasileiro475 m
Whitehorse Stores476 m
Mayuran Mini Market495 m
Londis523 m

Nearby cafes

Station Cafe179 m
Double Egg Café476 m
Costa871 m

Nearby restaurants

Morley's483 m

Nearby pubs

Clifton Arms360 m
Duke of Cambridge455 m
White Horse558 m
Two Brewers575 m

Nearby gyms

#Merky FC HQ321 m

Nearby health

Thornton Heath Health Centre765 m
Food hygiene (5-star)44% of 63

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

62

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
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

20.8

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,763m
Crossrail 2 route8,809m

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)
1
Development activity
low
Residential apps (800m)
1
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)
11
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
LADY EDRIDGE SCHOOL, LADY EDRIDGE SCHOOL, CLIFTON ROAD, CR3 2D30 homes
completed
52-54, 52-54, Selhurst Road, South Norwood, SE2516 homes
completed
120, 120, SELHURST ROAD, SE2512 homes
completed
113, 113, HOLMESDALE ROAD, SE25 6JH11 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 6LN

Full postcodeSE25 6LN
Postcode districtSE25
BoroughLondon Borough of Croydon
WardSouth Norwood
Latitude51.393268
Longitude-0.086778
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