South Norwood · Croydon · Streatham and Croydon North constituency · 51.39857, -0.08230

SE25 6PR— South Norwood, Croydon

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

The hidden gem

 

Schools 100%Safety 80/100Transport 52/100Yield 4.69%

Best for: Families

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Strong for families — high safety and school scores

Liveability
59
Safety
80
Schools
90
Transport
52
Environment
61
Investment
62

The bottom line

SE25 6PR offers exceptional schools (100% Good/Outstanding) and low crime at £320,000 median — a strong choice for Families.

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Location

SE25 6PR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-38.5% vs London avg
vs London income-5.5% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for SE25 6PR

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

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“The hidden gem”

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How SE25 6PR 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 · 7 min walk

KS2: 105.8

★★

Secondary

Harris Academy South Norwood

Good · Inspected May 2022 · 7 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

Selhurst Nursery School and Children's Centre

Good · 14 min walk

6 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

67.7 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

+4% vs borough

Crime by type

Other30%
Violence & sexual offences30%
Anti-social behaviour14%
Vehicle crime11%
Burglary7%
Drug offences4%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 2.0km

Crime is +4% above London average

Property

2 Jul

Prices, sales volume and market trends

£320,000

Median sale price

Bottom 25% — 38% below London median

£320,000 is 38% below the London median (£520,000)

+129.2%

This year

Flat

Dominant type

Price history

5-year change
+37.3%
Sales (24 months)9
New build0.0%
Avg terraced£550,000
Avg flat£303,000
Price per m²£5,195/m²
Price per ft²£483/ft²
Avg floor area62.3 m²

EPC breakdown

C
51%
D
46%
E
9%
F
2%

Based on 108 properties · Confidence: high

Street mix

Terraced 4%Flat 96%

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£3,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,100

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

8.1×

Price-to-income

£1,601/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£155,750
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

1997–2026 · CAGR

+8.2%

Total change

+882%

Market Activity

Price Velocity & Acceleration

Current Velocity

+117.8%

per year

Acceleration

+138.91

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 180 sales

Property Type Mix

Total: 180 sales

Terraced4.4%
Flat/maisonette95.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£56k£77k+37.5%6.2
Post-dot-com plateau2001–2004£85k£130k+52.4%10.5
Pre-crash peak2005–2007£149k£179k+20.5%9.3
GFC & correction2008–2012£175k£110k-37.1%1.2
Help-to-Buy recovery2013–2016£167k£305k+83.2%6.5
Brexit uncertainty2017–2019£215k£222k+3.4%4
Pandemic surge2020–2021£320k£233k-27.2%6.5
Rate-rise correction2022–2023£245k£305k+24.5%8
Current market2024–2026£320k£550k+71.9%4.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.5%
District
5.5%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Norwood Junction→ London Bridge· 6 tph
12 min

Nearby stations

Norwood Junction Rail StationWindrush · Southeastern
7 min walk
Norwood JunctionNational Rail
7 min walk
Harrington Road Tram StopTram
19 min walk
Woodside Tram StopTram
22 min walk
Blackhorse Lane Tram StopTram
22 min walk
No bus stops within 400m

25

Walkability score

7

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park329m
Santander docks (800m)0
Nearest cycle dock4.1 km

Nearby car parks

🅿️
Aldi· no
400m

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: 15.0 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: 10.1 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 5.2 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

17 min walk

79%

Recommend GP

79%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

7

Care homes (1km)

Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Clifton Arms (361 m)

Nearest supermarket436 m
3 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)

0

Cinemas (2km)

421m

Post office

Nearby shops

Londis421 m
Tesco Express509 m
Afro Carribean Groceries597 m
G7 Express649 m

Nearby cafes

Costa365 m
YEHA NOHA420 m
Station Cafe846 m
The Lakes Cafe941 m

Nearby pubs

Clifton Arms361 m
The Shelverdine Goathouse427 m
The Cherry Tree501 m
The Jolly Sailor545 m

Nearby gyms

Croydon Sailing Club967 m
#Merky FC HQ972 m

Nearby pharmacies

Day Lewis Pharmacy398 m
Food hygiene (5-star)49% of 83

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
Gross yield
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score25/100
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

62.4

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,271m
Crossrail 2 route8,808m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,502 nationally

1,758

Est. population

21,635/km²

63%

Employed

46%

Degree educated

£39,700

Median income

6.7%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

22%
26%
25%
18%
Under 1822%
18–3426%
35–4925%
50–6418%
65+10%

Tenure

25%
40%
23%
Own outright11%
Own (mortgage)25%
Private rent40%
Social rent23%
Shared ownership1%
Rent free0%

Ethnicity

28%
39%
White British28%
White Other12%
Asian8%
Black39%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine19%
No car household53%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent40%
Social rent23%

vs. London

Income vs London-5.5%
Price vs London-38.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
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
LAND ADJACENT, 300, LAND ADJACENT, 300, HOLMESDALE ROAD, OLIVER GROVE (REAR OF 22-28), SE2512 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.6%
Ward turnout
30%
Election year
2022
MP
Steve Reed (Labour (Co-op))
MP majority
14,226
Constituency
Croydon West

Councillors

Louis CarseridesLabour
Stella NabukeeraLabour
Christopher Derek HermanLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£320,000)

£3,500

Standard buyer

£0

First-time buyer

Save £3,500

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 6PR

Full postcodeSE25 6PR
Postcode districtSE25
BoroughLondon Borough of Croydon
WardSouth Norwood
Latitude51.398572
Longitude-0.082301
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