Thornton Heath · Croydon · Streatham and Croydon North constituency · 51.39939, -0.08665

SE25 6RB— Thornton Heath, Croydon

Location and area intelligence for SE25 6RB, Thornton Heath, Croydon

The family fortress

 

Schools 89%Safety 80/100Transport 48/100

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
54
Safety
80
Schools
90
Transport
48
Environment
62
Investment
71

The bottom line

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

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Location

SE25 6RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-6.7% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for SE25 6RB

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

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Postcode Personality

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“The family fortress”

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How SE25 6RB 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 · 8 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

Thornton Heath Nursery School

Good · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.3 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

+5% vs borough

Crime by type

Violence & sexual offences31%
Other27%
Anti-social behaviour19%
Vehicle crime8%
Drug offences7%
Robbery3%
Burglary2%
Theft1%

Road safety

87

Road safety score

5

Accidents (5yr)

2

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 2.3km

Crime is +5% above London average

Property

Prices, sales volume and market trends

Avg floor area81.3 m²

EPC breakdown

B
1%
C
5%
D
14%
E
4%

Based on 24 properties · Confidence: medium

Street mix

Terraced 73%Flat 27%

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£203,250
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, 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

1997–2023 · CAGR

+4.6%

Total change

+222%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.7%

per year

Acceleration

-27.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £100k–£125k · 40 sales

Property Type Mix

Total: 40 sales

Terraced77.5%
Flat/maisonette22.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£72k£63k-12.6%1.7
Post-dot-com plateau2001–2004£128k£220k+72.5%2.8
Pre-crash peak2005–2007£187k£175k-6.4%2.7
GFC & correction2008–2010£160k£219k+36.9%2
Help-to-Buy recovery2013–2013£223k£223k+0%2
Brexit uncertainty2017–2019£420k£375k-10.7%2
Pandemic surge2021–2021£350k£350k+0%3
Rate-rise correction2023–2023£232k£232k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
13.5%
District
13.5%
Terraced+0% α
Local
6.5%
District
6.5%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing9
Trend Position100

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

Norwood Junction Rail StationSoutheastern · Southern
10 min walk
SelhurstNational Rail
10 min walk
Harrington Road Tram StopTram
23 min walk
Blackhorse Lane Tram StopTram
25 min walk
Woodside Tram StopTram
25 min walk
No bus stops within 400m

15

Walkability score

37

Footpaths (500m)

0

Santander docks (800m)

3.9 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 park159m
Santander docks (800m)0
Nearest cycle dock3.9 km

Nearby car parks

🅿️
Aldi· no
716m
🅿️
Shoppers· yes
778m

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: 9.9 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 10%
More green space than 75% of London

Nearest SSSI: Croham Hurst SSSI — 5.3 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

9 min walk

74%

Recommend GP

74%

Overall GP experience

4

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

25

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Blue and Orange Café Bar (707 m)

Nearest supermarket746 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)

512m

Post office

Nearby shops

Costcutter508 m
Londis665 m
Brasileiro799 m
Whitehorse Stores804 m

Nearby cafes

Costa679 m
YEHA NOHA735 m
Station Cafe843 m
Double Egg Café853 m

Nearby restaurants

Blue and Orange Café Bar707 m
Morley's877 m
Fryer Brothers1.1 km

Nearby pubs

Clifton Arms323 m
The Shelverdine Goathouse735 m
Duke of Cambridge751 m

Nearby gyms

Thornton Heath Leisure Centre716 m
#Merky FC HQ924 m

Nearby pharmacies

Day Lewis Pharmacy709 m

Nearby health

Thornton Heath Health Centre658 m
Mersham Medical Centre860 m
Food hygiene (5-star)50% of 50

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

71

Investment score

Strong

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,250London avg: £1,950/mo
Gentrification score11/100
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

14.1

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,538m
Crossrail 2 route8,498m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,363 nationally

1,961

Est. population

12,047/km²

63%

Employed

36%

Degree educated

£39,200

Median income

12.2%

Claimant rate

Inner cityHigh densityEstablished mixed

39

Community stability

Age profile

26%
23%
22%
19%
Under 1826%
18–3423%
35–4922%
50–6419%
65+9%

Tenure

20%
27%
37%
16%
Own outright20%
Own (mortgage)27%
Private rent37%
Social rent16%
Shared ownership1%
Rent free0%

Ethnicity

18%
14%
41%
White British18%
White Other14%
Asian13%
Black41%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine24%
No car household43%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Private rent37%
Social rent16%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
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)

101-103, 101-103, ROSS ROAD, CANHAM ROAD (55), SE2526 homes
completed
5 Dagmar Road South Norwood London SE25 6HZ, SE25 6HZ8 homes
completed
Garages Rear of 267, Garages Rear of 267, Whitehorse Lane, Canham Road, South Norwood, SE25 6UP8 homes
completed
267, 267, Whitehorse Lane, London, SE25 6UP8 homes
completed
233, 233, Holmesdale Road, South Norwood, SE25 6PR7 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
13.3%
Ward turnout
36%
Election year
2026
MP
Steve Reed (Labour (Co-op))
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Jose Piedade FernandesLabour and Co-operative Party
Vicky Ekua NewtonLabour and Co-operative Party
Ben TaylorLabour and Co-operative Party

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Key facts for SE25 6RB

Full postcodeSE25 6RB
Postcode districtSE25
BoroughLondon Borough of Croydon
WardThornton Heath
Latitude51.399390
Longitude-0.086652
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