Thornton Heath · Croydon · Streatham and Croydon North constituency · 51.40003, -0.09187

SE25 6TL— Thornton Heath, Croydon

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

The family fortress

 

Schools 80%Safety 79/100Transport 39/100

Best for: Families, Owner-occupiers

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

Liveability
53
Safety
79
Schools
90
Transport
39
Environment
63
Investment
59

The bottom line

SE25 6TL offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers 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 6TL

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+18.0% vs London avg

Deep-dive guides for SE25 6TL

🛡️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 6TL 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 · 5 min walk

—

Secondary

Harris Academy Beulah Hill

Not yet inspected · 19 min walk

P8: -0.11A8: 44.3

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 · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.6 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

+18% vs borough

Crime by type

Violence & sexual offences35%
Other28%
Anti-social behaviour17%
Vehicle crime9%
Drug offences6%
Burglary2%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 3.0km

Crime is +18% above London average

Property

Prices, sales volume and market trends

Avg floor area113.5 m²

EPC breakdown

D
8%
E
5%

Based on 13 properties · Confidence: medium

Street mix

Semi 8%Terraced 92%

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£283,750
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 DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2016 · CAGR

+8.5%

Total change

+407%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.9%

per year

Acceleration

-96.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached8%
Terraced92%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£73k£130k+78.1%3
Post-dot-com plateau2001–2004£141k£220k+56%1.3
GFC & correction2008–2012£269k£200k-25.5%1.3
Help-to-Buy recovery2015–2016£385k£370k-3.9%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.2%
District
8.2%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Thornton Heath→ Victoria· 7 tph
25 min

Nearby stations

Thornton HeathNational Rail
8 min walk
Norwood Junction Rail StationSouthern · Thameslink
15 min walk
Harrington Road Tram StopTram
27 min walk
Anerley Rail StationSouthern · Windrush
28 min walk
Blackhorse Lane Tram StopTram
28 min walk
No bus stops within 400m

30

Walkability score

68

Footpaths (500m)

0

Santander docks (800m)

3.8 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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park347m
Santander docks (800m)0
Nearest cycle dock3.8 km

Nearby car parks

🅿️
Shoppers· yes
459m
🅿️
Iceland
657m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 AONB22% green spaceTree canopy: 10%
More green space than 77% 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

5 min walk

74%

Recommend GP

74%

Overall GP experience

16

GPs within 1km

1

Dentists within 1km

5

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

19

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Clifton Arms (553 m)

Nearest supermarketCostcutter · 656 m
2 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)

282m

Post office

Nearby shops

Costcutter279 m
Express Food & Wine421 m
Thornton News439 m
A.K Food Store474 m

Nearby cafes

Costa420 m
Din er's Delight Cafe447 m
The Studio Coffee Bar600 m
Fat Bellys Cafe704 m

Nearby restaurants

Blue and Orange Café Bar372 m
Best Choices417 m
Jam Rock426 m
Sugar & Spice435 m

Nearby pubs

Clifton Arms553 m
Duke of Cambridge674 m
The Railway Telegraph674 m
Pawsons Arms851 m

Nearby gyms

Thornton Heath Leisure Centre366 m
#Merky FC HQ966 m

Nearby pharmacies

Superdrug494 m
Pharmacy728 m
Day Lewis Pharmacy1.1 km

Nearby health

Thornton Heath Health Centre389 m
Mersham Medical Centre555 m
Food hygiene (5-star)38% of 94

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
Gentrification score15/100
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

20.6

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,875m
Crossrail 2 route8,144m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,459 nationally

1,632

Est. population

14,096/km²

60%

Employed

40%

Degree educated

£39,200

Median income

10.3%

Claimant rate

Inner cityHigh densityEstablished mixed

49

Community stability

Age profile

22%
22%
21%
23%
Under 1822%
18–3422%
35–4921%
50–6423%
65+13%

Tenure

29%
34%
25%
Own outright30%
Own (mortgage)34%
Private rent25%
Social rent11%
Shared ownership0%
Rent free0%

Ethnicity

18%
13%
42%
White British18%
White Other12%
Asian13%
Black42%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine19%
No car household37%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Private rent25%
Social rent11%

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)
5
Development activity
medium
Residential apps (800m)
4
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)

FORMER SELHURST RESERVOIR, FORMER SELHURST RESERVOIR, GRANGE ROAD, CR445 homes
completed
R/o 351-377, R/o 351-377, Whitehorse Road, Thornton Heath, CR7 8RG9 homes
completed
Thomas Farley Public House, 61, Thomas Farley Public House, 61, High Street, Thornton Heath, CR7 8RY7 homes
completed
36, 36, Whitehorse Lane, South Norwood, SE25 6RG7 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 6TL

Full postcodeSE25 6TL
Postcode districtSE25
BoroughLondon Borough of Croydon
WardThornton Heath
Latitude51.400033
Longitude-0.091872
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