South Norwood · Croydon · Croydon West constituency · 51.39664, -0.08820

SE25 6PB— South Norwood, Croydon

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

The family fortress

 

Schools 88%Safety 75/100Transport 52/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
57
Safety
75
Schools
90
Transport
52
Environment
65
Investment
49

The bottom line

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

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Location

SE25 6PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-13.3% vs London avg
vs London crime+55.0% vs London avg

Deep-dive guides for SE25 6PB

🛡️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 6PB has changed

Schools

18 Apr

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

Harris Academy South Norwood

Good · Inspected May 2022 · 13 min walk

P8: +0.44A8: 47.8

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 · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

100.5 incidents per 1,000 residents

Higher crime than 75% of London
→ Stable

+55% vs borough

Crime by type

Other38%
Violence & sexual offences27%
Anti-social behaviour10%
Vehicle crime9%
Drug offences7%
Robbery3%
Burglary3%
Theft2%

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 +55% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£5,371/m²
Price per ft²£499/ft²
Avg floor area76.1 m²

EPC breakdown

C
5%
D
27%
E
5%

Based on 37 properties · Confidence: high

Street mix

Semi 8%Terraced 91%Detached 2%

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£190,250
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)
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

1995–2026 · CAGR

+5.9%

Total change

+493%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.6%

per year

Acceleration

-43.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £75k–£100k · 64 sales

Property Type Mix

Total: 64 sales

Detached1.6%
Semi-detached7.8%
Terraced90.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£107k+85.3%2.5
Post-dot-com plateau2001–2004£110k£186k+69%2.8
Pre-crash peak2005–2007£189k£207k+9.1%3.3
GFC & correction2008–2011£220k£195k-11.2%1.5
Help-to-Buy recovery2013–2016£219k£387k+76.9%2
Brexit uncertainty2018–2019£385k£352k-8.5%2.5
Pandemic surge2021–2021£377k£377k+0%1
Rate-rise correction2022–2023£513k£421k-18%4
Current market2024–2026£385k£344k-10.6%1.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.2%
District
7.2%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

SelhurstNational Rail
7 min walk
Norwood Junction Rail StationSouthern · Thameslink
11 min walk
Blackhorse Lane Tram StopTram
23 min walk
Woodside Tram StopTram
24 min walk
Harrington Road Tram StopTram
24 min walk
No bus stops within 400m

21

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

4.1 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park152m
Santander docks (800m)0
Nearest cycle dock4.1 km

Nearby car parks

🅿️
Shoppers· yes
672m
🅿️
Aldi· no
798m

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: 10.2 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 10%
More green space than 85% of London

Nearest SSSI: Croham Hurst SSSI — 5.0 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

THORNTON HEATH MEDICAL CENTRE

61A GILLETT ROAD, CR7 8RL

7 min walk

74%

Recommend GP

74%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.7 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)

4

Sports (1km)

0

Convenience

Nearest supermarket871 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)

387m

Post office

Nearby shops

Costcutter384 m
Brasileiro499 m
Whitehorse Stores504 m
Mayuran Mini Market600 m

Nearby cafes

Station Cafe532 m
Double Egg Café546 m
Costa708 m
Din er's Delight Cafe719 m

Nearby restaurants

Morley's569 m
Blue and Orange Café Bar635 m
Jam Rock740 m
Best Choices741 m

Nearby pubs

Clifton Arms134 m
Duke of Cambridge453 m
Pawsons Arms703 m
White Horse875 m

Nearby gyms

#Merky FC HQ600 m
Thornton Heath Leisure Centre668 m

Nearby pharmacies

Superdrug757 m

Nearby health

Thornton Heath Health Centre519 m
Food hygiene (5-star)36% of 72

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

49

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
Gross yield
3.6% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months2

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

17/100

Velocity score

Future outlook

41.6

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,727m
Crossrail 2 route8,546m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,298 nationally

1,752

Est. population

12,197/km²

66%

Employed

40%

Degree educated

£36,400

Median income

7.2%

Claimant rate

Inner cityHigh densityEstablished mixed

43

Community stability

Age profile

26%
21%
23%
21%
Under 1826%
18–3421%
35–4923%
50–6421%
65+9%

Tenure

21%
34%
33%
Own outright21%
Own (mortgage)34%
Private rent33%
Social rent12%
Shared ownership1%
Rent free0%

Ethnicity

24%
40%
White British24%
White Other13%
Asian10%
Black40%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine23%
No car household40%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent33%
Social rent12%

vs. London

Income vs London-13.3%

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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
15
Largest scheme
73 homes · ADJACENT TO, 21, ADJACENT TO, 21, ALVERTON GARDENS, SE25 6LR
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
5 Dagmar Road South Norwood London SE25 6HZ, SE25 6HZ8 homes
completed
1a, 1a, Prince Road, Croydon, SE25 6NF8 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 6PB

Full postcodeSE25 6PB
Postcode districtSE25
BoroughLondon Borough of Croydon
WardSouth Norwood
Latitude51.396636
Longitude-0.088204
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