Thornton Heath · Croydon · Streatham and Croydon North constituency · 51.40208, -0.08860

SE25 6TW— Thornton Heath, Croydon

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

The family fortress

 

Schools 78%Safety 83/100Transport 32/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
54
Safety
83
Schools
90
Transport
32
Environment
62
Investment
31

The bottom line

SE25 6TW 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 6TW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-6.7% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for SE25 6TW

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE25 6TW 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 · 9 min walk

—

Secondary

Harris Academy Beulah Hill

Not yet inspected · 17 min walk

P8: -0.11A8: 44.3

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.9 incidents per 1,000 residents

Better than 63% of London
→ Stable

-23% vs borough

Crime by type

Violence & sexual offences33%
Other28%
Anti-social behaviour14%
Vehicle crime14%
Drug offences4%
Theft2%
Robbery2%
Burglary2%

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 · 2.9km

Crime is 23% below 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£6,182/m²
Price per ft²£574/ft²
Avg floor area92.3 m²

EPC breakdown

C
7%
D
14%
E
6%
F
1%
G
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 4%Terraced 77%Flat 17%Other 2%

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£230,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1995–2025 · CAGR

+7.4%

Total change

+751%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.3%

per year

Acceleration

-10.81

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 46 sales

Property Type Mix

Total: 46 sales

Semi-detached4.3%
Terraced78.3%
Flat/maisonette17.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£67k£88k+30.6%3
Post-dot-com plateau2001–2004£160k£230k+43.8%2
Pre-crash peak2005–2007£153k£280k+83.6%2.3
GFC & correction2008–2012£184k£250k+36.2%1.2
Help-to-Buy recovery2014–2016£368k£425k+15.6%2
Brexit uncertainty2017–2019£532k£555k+4.3%1.3
Pandemic surge2020–2020£502k£502k+0%3
Current market2024–2025£563k£570k+1.3%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.6%
District
7.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Selhurst→ Victoria· 7 tph
27 min

Nearby stations

Norwood Junction Rail StationSouthern · Thameslink
14 min walk
SelhurstNational Rail
14 min walk
Anerley Rail StationSouthern · Windrush
24 min walk
Harrington Road Tram StopTram
24 min walk
Crystal Palace Rail StationWindrush · Southern
26 min walk
No bus stops within 400m

19

Walkability score

65

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park437m
Santander docks (800m)0
Nearest cycle dock3.7 km

Nearby car parks

🅿️
Shoppers· yes
775m

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

Nearest SSSI: Croham Hurst SSSI — 5.6 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

8 min walk

91%

Recommend GP

91%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

3

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

20

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 (642 m)

No restaurants within 800m — nearest: Blue and Orange Café Bar (684 m)

Nearest supermarketCostcutter · 692 m
2 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)

0

Cinemas (2km)

594m

Post office

Nearby shops

Day 1 Off Licence580 m
Costcutter591 m
Vk Newsagents691 m
Express Food & Wine708 m

Nearby cafes

Costa720 m
Din er's Delight Cafe749 m
Cafe De Niro829 m
Chave do Douro863 m

Nearby restaurants

Blue and Orange Café Bar684 m
Best Choices702 m
Jam Rock714 m
Sugar & Spice725 m

Nearby pubs

Clifton Arms642 m
Duke of Cambridge952 m

Nearby gyms

Thornton Heath Leisure Centre666 m
#Merky FC HQ1.2 km

Nearby pharmacies

Superdrug795 m
Day Lewis Pharmacy869 m

Nearby health

Mersham Medical Centre589 m
Thornton Heath Health Centre711 m
Food hygiene (5-star)39% of 57

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

31

Investment score

Weak

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

Low gross yield (2.6%) 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
2.6% (low)London avg: 3.8%Below average yield — bottom 71%
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

39.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,605m
Crossrail 2 route8,239m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,470 nationally

1,704

Est. population

6,101/km²

67%

Employed

48%

Degree educated

£39,200

Median income

6.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

52

Community stability

Age profile

25%
19%
24%
22%
Under 1825%
18–3419%
35–4924%
50–6422%
65+11%

Tenure

26%
43%
20%
Own outright26%
Own (mortgage)43%
Private rent20%
Social rent10%
Shared ownership2%
Rent free0%

Ethnicity

34%
31%
White British34%
White Other12%
Asian8%
Black31%
Mixed10%
Other5%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine15%
No car household27%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent20%
Social rent10%

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)
4
Development activity
medium
Residential apps (800m)
2
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)
20
Largest scheme
45 homes · FORMER SELHURST RESERVOIR, FORMER SELHURST RESERVOIR, GRANGE ROAD, CR4
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
267, 267, Whitehorse Lane, London, SE25 6UP8 homes
completed
Garages Rear of 267, Garages Rear of 267, Whitehorse Lane, Canham Road, South Norwood, SE25 6UP8 homes
completed
Grangewood Hotel 241, Grangewood Hotel 241, Whitehorse Lane, St Mary's Road, Thornton Heath, SE25 6UU6 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 6TW

Full postcodeSE25 6TW
Postcode districtSE25
BoroughLondon Borough of Croydon
WardThornton Heath
Latitude51.402083
Longitude-0.088595
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