Thornton Heath · Croydon · Streatham and Croydon North constituency · 51.40036, -0.08667

SE25 6RH— Thornton Heath, Croydon

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

The family fortress

 

Schools 89%Safety 80/100Transport 44/100~2% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
53
Safety
80
Schools
90
Transport
44
Environment
62
Investment
38

The bottom line

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

Less suited to Car-free commuters.

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Location

SE25 6RH

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 6RH

🛡️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 6RH 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 · 7 min walk

★★

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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 9 min walk

7 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

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 · 2.4km

Crime is +5% 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£8,634/m²
Price per ft²£802/ft²
Avg floor area79.3 m²

EPC breakdown

C
6%
D
13%
E
10%

Based on 29 properties · Confidence: medium

Street mix

Semi 30%Terraced 38%Detached 4%Flat 28%

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£198,250
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

1995–2025 · CAGR

+7.5%

Total change

+766%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.7%

per year

Acceleration

-17.34

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £50k–£75k · 45 sales

Property Type Mix

Total: 45 sales

Detached4.4%
Semi-detached31.1%
Terraced40%
Flat/maisonette24.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£73k£64k-12%1.4
Post-dot-com plateau2001–2004£138k£134k-2.9%2.5
Pre-crash peak2005–2007£200k£250k+25%3.3
GFC & correction2010–2010£143k£143k+0%1
Help-to-Buy recovery2013–2016£256k£420k+63.9%1.2
Brexit uncertainty2017–2019£530k£537k+1.3%2
Pandemic surge2020–2021£200k£550k+175%1
Rate-rise correction2022–2023£515k£625k+21.4%1.5
Current market2024–2025£685k£632k-7.7%1.5

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
22.5%
District
22.5%
Semi-detached+0% α
Local
11%
District
11%
Terraced+0% α
Local
6.9%
District
6.9%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

46out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
Trend Position10

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 StationSouthern · Thameslink
11 min walk
SelhurstNational Rail
12 min walk
Harrington Road Tram StopTram
23 min walk
Anerley Rail StationSouthern · Windrush
24 min walk
Blackhorse Lane Tram StopTram
26 min walk
No bus stops within 400m

16

Walkability score

42

Footpaths (500m)

0

Santander docks (800m)

3.9 km

Nearest cycle dock

Central London commute times

London Bridge ★37 min
Victoria59 min ↑
Waterloo53 min ↑
Canary Wharf53 min ↑
City49 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 park257m
Santander docks (800m)0
Nearest cycle dock3.9 km

Nearby car parks

🅿️
Aldi· no
756m

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

Nearest SSSI: Croham Hurst SSSI — 5.4 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 · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Clifton Arms (431 m)

No restaurants within 800m — nearest: Blue and Orange Café Bar (727 m)

Nearest supermarket770 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)

559m

Post office

Nearby shops

Costcutter555 m
Londis650 m
Day 1 Off Licence770 m
Brasileiro887 m

Nearby cafes

Costa708 m
YEHA NOHA767 m
Double Egg Café943 m
Station Cafe951 m

Nearby restaurants

Blue and Orange Café Bar727 m
Morley's968 m
Fryer Brothers1.0 km

Nearby pubs

Clifton Arms431 m
The Shelverdine Goathouse758 m
Duke of Cambridge838 m

Nearby gyms

Thornton Heath Leisure Centre727 m
#Merky FC HQ1.0 km

Nearby pharmacies

Day Lewis Pharmacy1.1 km

Nearby health

Thornton Heath Health Centre700 m
Mersham Medical Centre797 m
Food hygiene (5-star)49% of 39

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

38

Investment score

Weak

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

Low gross yield (2.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
2.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

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

12/100

Velocity score

Future outlook

27.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,513m
Crossrail 2 route8,447m

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)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
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)

33, 33, ROSS ROAD, SE2540 homes
completed
101-103, 101-103, ROSS ROAD, CANHAM ROAD (55), SE2526 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
Rear of, 62, 56-68, Rear of, 62, 56-68, Farnley Road, 105-129 Clifton Road, SE25 6QA7 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 6RH

Full postcodeSE25 6RH
Postcode districtSE25
BoroughLondon Borough of Croydon
WardThornton Heath
Latitude51.400361
Longitude-0.086669
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