Thornton Heath · Croydon · Streatham and Croydon North constituency · 51.40419, -0.08399

SE25 6SD— Thornton Heath, Croydon

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

The family fortress

 

Schools 100%Safety 78/100Transport 38/100~7% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
56
Safety
78
Schools
90
Transport
38
Environment
61
Investment
59

The bottom line

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

Less suited to Car-free commuters.

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Location

SE25 6SD

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-5.5% vs London avg
vs London crime+23.0% vs London avg

Deep-dive guides for SE25 6SD

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE25 6SD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Cypress Primary School

Good · Inspected Oct 2019 · 5 min walk

KS2: 104.7

★★

Secondary

Harris Academy South Norwood

Good · Inspected May 2022 · 9 min walk

P8: +0.44A8: 47.8

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 14 min walk

2 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

80.0 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+23% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour26%
Other23%
Vehicle crime17%
Burglary4%
Drug offences2%
Robbery1%
Theft0%

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 · 2.5km

Crime is +23% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£4,470/m²
Price per ft²£415/ft²
Avg floor area50.5 m²

EPC breakdown

C
5%
D
15%
E
12%
G
1%

Based on 33 properties · Confidence: high

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£126,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+4.8%

Total change

+257%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.4%

per year

Acceleration

+2.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 58 sales

Property Type Mix

Total: 58 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£59k£69k+18.3%2
Post-dot-com plateau2001–2004£83k£134k+61.7%4.3
Pre-crash peak2005–2007£108k£144k+34%2.7
GFC & correction2008–2012£129k£148k+14.8%1.8
Help-to-Buy recovery2014–2016£163k£285k+74.3%4
Brexit uncertainty2017–2019£291k£156k-46.4%1.7
Pandemic surge2021–2021£270k£270k+0%1
Rate-rise correction2022–2022£275k£275k+0%2
Current market2024–2025£237k£210k-11.4%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.8%
District
4.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Norwood Junction Rail StationWindrush · Southeastern
13 min walk
Norwood JunctionNational Rail
13 min walk
Anerley Rail StationSouthern · Windrush
19 min walk
Harrington Road Tram StopTram
21 min walk
Crystal Palace Rail StationWindrush · Southern
22 min walk
No bus stops within 400m

18

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

3.7 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 park619m
Santander docks (800m)0
Nearest cycle dock3.7 km

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: 30.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 75% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.4 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 10%
More green space than 90% of London

Nearest SSSI: Croham Hurst SSSI — 5.8 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

MERSHAM MEDICAL CENTRE

30 NORBURY ROAD, CR7 8JN

11 min walk

91%

Recommend GP

91%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 1.9 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Albion (829 m)

Nearest supermarket844 m
5 tennis courts1 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)

1

Cinemas (2km)

845m

Post office

Nearby shops

Greens557 m
Londis601 m
Premier608 m
Crystal Convenience Store670 m

Nearby cafes

The Lakes Cafe618 m
Cafe De Niro623 m
Chave do Douro659 m
Costa820 m

Nearby restaurants

Fryer Brothers617 m

Nearby pubs

The Albion829 m
The Shelverdine Goathouse831 m
The Jolly Sailor853 m
Clifton Arms871 m

Nearby gyms

Croydon Sailing Club620 m
Lewis Sports Centre963 m

Nearby pharmacies

Day Lewis Pharmacy665 m
Food hygiene (5-star)61% of 23

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

59

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
6.7% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

46.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,251m
Crossrail 2 route8,412m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,587 nationally

1,699

Est. population

11,053/km²

63%

Employed

46%

Degree educated

£39,700

Median income

5.5%

Claimant rate

Inner cityHigh densityEstablished mixed

49

Community stability

Age profile

24%
20%
23%
21%
Under 1824%
18–3420%
35–4923%
50–6421%
65+12%

Tenure

25%
41%
26%
Own outright25%
Own (mortgage)41%
Private rent26%
Social rent8%
Shared ownership0%

Ethnicity

33%
33%
White British33%
White Other13%
Asian8%
Black33%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine18%
No car household37%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent26%
Social rent8%

vs. London

Income vs London-5.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
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)
3
Largest scheme
40 homes · 33, 33, ROSS ROAD, SE25
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
236, 236, SOUTH NORWOOD HILL, SE2516 homes
completed
105-107, 105-107, SOUTH NORWOOD HILL, SE2510 homes
completed
297, 297, WHITEHORSE LANE, SE2510 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
14,226
Constituency
Croydon West

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 6SD

Full postcodeSE25 6SD
Postcode districtSE25
BoroughLondon Borough of Croydon
WardThornton Heath
Latitude51.404193
Longitude-0.083993
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