South Norwood · Croydon · Streatham and Croydon North constituency · 51.40174, -0.07997

SE25 6UD— South Norwood, Croydon

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

The practical family move

 

Schools 100%Safety 78/100Transport 45/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
57
Safety
78
Schools
90
Transport
45
Environment
54
Investment
30

The bottom line

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

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Location

SE25 6UD

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

Deep-dive guides for SE25 6UD

🛡️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🔒 Very Safe

“The practical family move”

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How SE25 6UD 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 · 9 min walk

KS2: 104.7

★★

Secondary

Harris Academy South Norwood

Good · Inspected May 2022 · 4 min walk

P8: +0.44A8: 47.8

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Crosfield Nursery School

Not inspected · 14 min walk

5 primaries · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: H28 Woodside Fire Station · 2.2km

Crime is +23% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,627/m²
Price per ft²£523/ft²
Avg floor area134.8 m²

EPC breakdown

C
2%
D
2%

Based on 4 properties · Confidence: low

Street mix

Terraced 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£337,000
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, 100 mm loft insulation
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

+7.8%

Total change

+860%

Market Activity

Price Velocity & Acceleration

Current Velocity

+56.7%

per year

Acceleration

-251.37

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 12 sales

Property Type Mix

Total: 12 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£74k£110k+48.1%1.5
Post-dot-com plateau2003–2004£220k£235k+6.8%1
Pre-crash peak2005–2007£250k£275k+10%1.3
GFC & correction2009–2009£112k£112k+0%1
Help-to-Buy recovery2016–2016£455k£455k+0%1
Current market2025–2025£713k£713k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
11.5%
District
11.5%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

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
8 min walk
Norwood JunctionNational Rail
8 min walk
Harrington Road Tram StopTram
17 min walk
Anerley Rail StationSouthern · Windrush
19 min walk
Birkbeck Tram StopTram
21 min walk
No bus stops within 400m

28

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

4.0 km

Nearest cycle dock

Central London commute times

London Bridge ★34 min
Victoria54 min ↑
Waterloo50 min ↑
Canary Wharf52 min ↑
City50 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park489m
Santander docks (800m)0
Nearest cycle dock4.0 km

Nearby car parks

🅿️
Aldi· no
521m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 9.8 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 5.5 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

NORTHWAY ROAD SURGERY

139 NORTHWAY ROAD, CR0 6JJ

21 min walk

79%

Recommend GP

79%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

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

25

Parks (1km)

0

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Shelverdine Goathouse (443 m)

No restaurants within 800m — nearest: Fryer Brothers (983 m)

Nearest supermarket456 m
6 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)

458m

Post office

Nearby shops

Londis213 m
Tesco Express406 m
G7 Express594 m
Afro Carribean Groceries664 m

Nearby cafes

Costa440 m
YEHA NOHA491 m
The Lakes Cafe555 m
Cafe De Niro988 m

Nearby restaurants

Fryer Brothers983 m

Nearby pubs

The Shelverdine Goathouse443 m
The Albion443 m
The Jolly Sailor465 m
The Cherry Tree587 m

Nearby gyms

Croydon Sailing Club580 m
Lewis Sports Centre1.1 km

Nearby pharmacies

Day Lewis Pharmacy443 m
Food hygiene (5-star)55% of 95

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

30

Investment score

Weak

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

Low gross yield (2.1%) 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
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score16/100
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 owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

43.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,025m
Crossrail 2 route8,787m

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)
5
Live planning apps (800m)
2
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)
8
Largest scheme
40 homes · 33, 33, ROSS ROAD, SE25
Pipeline pressure
NONE

Named schemes (500m)

213-215, 213-215, SELHURST ROAD, SE25 6Y27 homes
completed
320-324, 320-324, HOLMESDALE ROAD, SE2524 homes
completed
LAND ADJACENT, 300, LAND ADJACENT, 300, HOLMESDALE ROAD, OLIVER GROVE (REAR OF 22-28), SE2512 homes
completed
23, 23, SOUTH NORWOOD HILL, SE2512 homes
completed
297, 297, WHITEHORSE LANE, SE2510 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 6UD

Full postcodeSE25 6UD
Postcode districtSE25
BoroughLondon Borough of Croydon
WardSouth Norwood
Latitude51.401744
Longitude-0.079969
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