South Norwood · Croydon · Streatham and Croydon North constituency · 51.40007, -0.08442

SE25 6RR— South Norwood, Croydon

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

The family fortress

 

Schools 100%Safety 80/100Transport 44/100

Best for: Families, Investors

Compare areas

Strong for families — high safety and school scores

Liveability
55
Safety
80
Schools
90
Transport
44
Environment
65
Investment
72

The bottom line

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

Less suited to Car-free commuters.

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Location

SE25 6RR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE25 6RR

🛡️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 6RR 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 · 8 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 · 10 min walk

7 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 · 2.2km

Crime is +4% above London average

Property

Prices, sales volume and market trends

Avg floor area46.8 m²

EPC breakdown

C
13%
D
10%
E
2%

Based on 25 properties · Confidence: medium

Street mix

Flat 100%

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£117,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
Roof(another dwelling above)
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

2000–2024 · CAGR

+3.9%

Total change

+150%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+27.18

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £75k–£100k · 28 sales

Property Type Mix

Total: 28 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£60k£60k+0%4
Post-dot-com plateau2001–2004£77k£115k+49.2%2.8
Pre-crash peak2006–2007£117k£129k+10%1.5
GFC & correction2008–2009£130k£100k-23.1%1.5
Help-to-Buy recovery2014–2016£120k£160k+33.1%1.5
Brexit uncertainty2019–2019£206k£206k+0%2
Rate-rise correction2022–2022£150k£150k+0%1
Current market2024–2024£150k£150k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.7%
District
6.7%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

60out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing5
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 StationSouthern · Thameslink
9 min walk
SelhurstNational Rail
12 min walk
Harrington Road Tram StopTram
21 min walk
Anerley Rail StationSouthern · Windrush
23 min walk
Blackhorse Lane Tram StopTram
24 min walk
No bus stops within 400m

15

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

4.0 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park313m
Santander docks (800m)0
Nearest cycle dock4.0 km

Nearby car parks

🅿️
Aldi· no
602m

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: 9.9 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 10%
More green space than 83% 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

11 min walk

74%

Recommend GP

74%

Overall GP experience

2

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

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 (419 m)

No restaurants within 800m — nearest: Fryer Brothers (1.1 km)

Nearest supermarket611 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)

600m

Post office

Nearby shops

Londis498 m
Tesco Express644 m
Costcutter680 m
Afro Carribean Groceries795 m

Nearby cafes

Costa551 m
YEHA NOHA610 m
The Lakes Cafe896 m
Station Cafe947 m

Nearby restaurants

Fryer Brothers1.1 km

Nearby pubs

Clifton Arms419 m
The Shelverdine Goathouse599 m
The Albion688 m
The Jolly Sailor692 m

Nearby gyms

Croydon Sailing Club914 m
#Merky FC HQ1.0 km

Nearby pharmacies

Day Lewis Pharmacy577 m
Food hygiene (5-star)49% of 37

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

72

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 score12/100
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

16.9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,369m
Crossrail 2 route8,600m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
5
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)
11
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
189-191, 189-191, SELHURST ROAD, SE2510 homes
completed
297, 297, WHITEHORSE LANE, SE2510 homes
completed
Garages Rear of 267, Garages Rear of 267, Whitehorse Lane, Canham Road, South Norwood, SE25 6UP8 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

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Key facts for SE25 6RR

Full postcodeSE25 6RR
Postcode districtSE25
BoroughLondon Borough of Croydon
WardSouth Norwood
Latitude51.400073
Longitude-0.084424
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