South Norwood · Croydon · Croydon West constituency · 51.39796, -0.08969

SE25 6QA— South Norwood, Croydon

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

The family fortress

 

Schools 89%Safety 75/100Transport 43/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
53
Safety
75
Schools
90
Transport
43
Environment
63
Investment
54

The bottom line

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

The catch: 46 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

SE25 6QA

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 6QA

🛡️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 6QA 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 · 5 min walk

7 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 2.3km

Crime is +55% above 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£5,684/m²
Price per ft²£528/ft²
Avg floor area65.8 m²

EPC breakdown

C
10%
D
31%
E
11%
F
1%

Based on 53 properties · Confidence: high

Street mix

Semi 20%Terraced 60%Detached 1%Flat 20%

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

Medium

Market activity

60d

Days to sell

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 era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

+6.5%

Total change

+614%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.7%

per year

Acceleration

+2.02

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 107 sales

Property Type Mix

Total: 107 sales

Detached0.9%
Semi-detached20.6%
Terraced58.9%
Flat/maisonette19.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£84k+58.2%4.2
Post-dot-com plateau2001–2004£102k£162k+58.8%6.2
Pre-crash peak2005–2007£200k£191k-4.5%5
GFC & correction2008–2010£175k£200k+14.3%2.7
Help-to-Buy recovery2014–2016£150k£125k-16.7%3.3
Brexit uncertainty2017–2019£315k£322k+2.1%3.7
Pandemic surge2020–2021£333k£318k-4.5%3.5
Rate-rise correction2022–2022£390k£390k+0%2
Current market2024–2026£368k£380k+3.4%1.3

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
8.4%
District
8.4%
Semi-detached+0% α
Local
7.2%
District
7.2%
Terraced+0% α
Local
7.7%
District
7.7%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing6
Trend Position40

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
8 min walk
Norwood Junction Rail StationWindrush · Southeastern
13 min walk
Blackhorse Lane Tram StopTram
25 min walk
Harrington Road Tram StopTram
25 min walk
Woodside Tram StopTram
26 min walk
No bus stops within 400m

22

Walkability score

57

Footpaths (500m)

0

Santander docks (800m)

4.0 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park129m
Santander docks (800m)0
Nearest cycle dock4.0 km

Nearby car parks

🅿️
Shoppers· yes
552m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 10.1 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 10%
More green space than 76% of London

Nearest SSSI: Croham Hurst SSSI — 5.1 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

6 min walk

74%

Recommend GP

74%

Overall GP experience

16

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

20

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Clifton Arms (287 m)

Nearest supermarketCostcutter · 932 m
3 tennis courts2 sports halls

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)

266m

Post office

Nearby shops

Costcutter263 m
Brasileiro549 m
Whitehorse Stores554 m
Express Food & Wine591 m

Nearby cafes

Costa567 m
Din er's Delight Cafe583 m
Double Egg Café607 m
Station Cafe689 m

Nearby restaurants

Blue and Orange Café Bar497 m
Best Choices591 m
Jam Rock593 m
Sugar & Spice598 m

Nearby pubs

Clifton Arms287 m
Duke of Cambridge501 m
Pawsons Arms728 m
White Horse1.0 km

Nearby gyms

Thornton Heath Leisure Centre521 m
#Merky FC HQ730 m

Nearby pharmacies

Superdrug625 m

Nearby health

Thornton Heath Health Centre413 m
Mersham Medical Centre831 m
Food hygiene (5-star)39% of 87

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

54

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
4.0% (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 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

34.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,784m
Crossrail 2 route8,386m

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)
3
Live planning apps (800m)
4
Development activity
medium
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
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
113, 113, HOLMESDALE ROAD, SE25 6JH11 homes
completed
R/o 351-377, R/o 351-377, Whitehorse Road, Thornton Heath, CR7 8RG9 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 6QA

Full postcodeSE25 6QA
Postcode districtSE25
BoroughLondon Borough of Croydon
WardSouth Norwood
Latitude51.397956
Longitude-0.089687
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