Living in SE25, Croydon
What the open data says about house prices, schools, crime and flood risk around SE25 in Croydon. Built from the same sources as every property report on this site, not opinion or marketing copy.
- Homes on the streets around central SE25 sold at a median of £275,000 across 89 recorded sales, below the England average of £290,000 (HM Land Registry).
- Prices across Croydon are down 3.4% on a year ago (UK House Price Index).
- Of the 132 schools within about 3 miles, 83% are rated Good or Outstanding, against 90% of state schools in England (Ofsted).
- The centre of SE25 is in flood zone 1 (low probability), on the Environment Agency flood map for planning.
- A Band D household in Croydon pays £2,600 in council tax for 2026-27, every precept included (MHCLG).
- Police recorded 514 crimes within roughly a mile of the centre in August 2026, most commonly violent crime (Police.uk).
Figures gathered 16 October 2026, each from the source named in its section.
House prices
Average price in Croydon: £390,041, down 3.4% on a year ago (July 2026). The wider London average is £550,037.
Check sold prices for a specific address in SE25 →
See where SE25 ranks across London →
Council tax at Band D in Croydon: £2,600 a year (2026-27). Running costs by postcode: council tax, energy, tenure, and the estate charge no listing shows →
Compare SE25 with another district
Sold prices, the price trend, schools, flood zone, Band D council tax and crime for SE25 against any other district, each from the source the section below names.
What actually sold around SE25
89 recorded home sales on the streets around central SE25 in the last 2 years, with a median of £275,000 and a range from £118,000 to £2,200,000. Mostly flats and maisonettes.
| Address | Type | Sold for | Date |
|---|---|---|---|
| Flat 3 320 Holmesdale Road, SE25 6PP | Flat or maisonette | £250,000 | 22 Jun 2026 |
| Flat 2 22 Oliver Grove, SE25 6EJ | Flat or maisonette | £325,000 | 27 May 2026 |
| 58 Carmichael Road, SE25 5LX | Terraced | £500,000 | 26 May 2026 |
| Flat 2 Becton Court Holmesdale Road, SE25 6HS | Flat or maisonette | £130,000 | 22 May 2026 |
| Basement Flat 320A Holmesdale Road, SE25 6PP | Flat or maisonette | £255,000 | 22 May 2026 |
| 11A Oliver Avenue, SE25 6TY | Flat or maisonette | £285,000 | 21 May 2026 |
How to read this
Source: HM Land Registry Price Paid Data. Every sale of a registered property in England and Wales appears here once it completes, so the most recent weeks are always still filling in.
Source: HM Land Registry Price Paid Data
Schools nearby
132 schools within 3 miles , of which 83% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance | Admitted from |
|---|---|---|---|---|
| Stewart Fleming Primary School | Primary | Outstanding | 0.9 mi away | 0.42 mi 2025/26 |
| St James the Great RC Primary and Nursery School | Primary | Outstanding | 1.4 mi away | no figure |
| Harris Primary Academy Kent House | Primary | Outstanding | 1.6 mi away | 0.53 mi 2025/26 |
| Harris Invictus Academy Croydon | Secondary | Outstanding | 1.7 mi away | no figure |
| Park Hill Infant School | Primary | Outstanding | 1.9 mi away | 0.49 mi 2026/27 |
| Park Hill Junior School | Primary | Outstanding | 2.0 mi away | no figure |
Schools in SE25 with a published admission distance
How far away the last child offered a place lived, as the council published it. Tightest first; each name opens the school's page and its postcode checker.
| School | Stage | Admitted from | Round |
|---|---|---|---|
| Cypress Primary School | Primary | 0.36 mi | 2026/27 |
| Oasis Academy Ryelands | Primary | 0.43 mi | 2026/27 |
Will an address here get a place? How far Croydon schools admitted from, school by school →
81 state primary and 22 state secondary schools within range, plus 14 fee-paying schools.
Private schools
14 fee-paying schools within 3 miles: Al-Khair School, Al-Khair School Preparatory School, Al-Khair Secondary Girls, Aya College (Educational Provision), Croydon Metropolitan College, Dulwich College and others.
All 14 fee-paying schools near SE25, with ages and admissions →
Fee-paying schools are inspected by the Independent Schools Inspectorate, not Ofsted, and the ISI publishes no open data feed. That is why they carry no rating here. A missing grade means we cannot see one, not that the school was judged poorly.
What people here do for work
The most common occupations among working residents, from the 2021 Census. This is occupation rather than industry: it says what people do, not which industries employ them.
| Occupation group | Share of workers |
|---|---|
| Professional occupations | 22.5% |
| Associate professional and technical | 18.0% |
| Elementary occupations | 10.5% |
| Caring, leisure and other service | 10.3% |
| Managers, directors and senior officials | 10.0% |
Source: ONS Census 2021, table TS063, for this district's small area.
How SE25 has changed since 2011
The biggest move: degree-level adults, up 17.1 points since 2011, with England's change beside each line.
How to read this
The census neighbourhood at the centre of SE25 (E01001136, 2,041 residents in 2021, up 8.6% on 2011) on the 2011 and 2021 censuses, with England's own change over the same decade for scale. Each line is a share of the neighbourhood's households or residents, so a growing area and a shrinking one compare fairly. The biggest move here: degree-level adults, up 17.1 points.
| Measure | 2011 | 2021 | Change | England |
|---|---|---|---|---|
| Households that own their home | 34.7% | 36.1% | +1.4 pts | -2.0 pts |
| Households renting privately | 48.4% | 48.4% | 0.0 pts | +3.7 pts |
| Households renting socially | 13.5% | 13.9% | +0.4 pts | -0.6 pts |
| Residents under 15 | 18.8% | 17.6% | -1.2 pts | -0.3 pts |
| Residents 65 and over | 9.6% | 10.5% | +0.9 pts | +2.1 pts |
| Adults with a degree or equivalent | 29.3% | 46.4% | +17.1 pts | +6.5 pts |
| Residents born outside the UK | 37.4% | 42.4% | +5.0 pts | +3.6 pts |
| Residents in good or very good health | 81.1% | 84.1% | +3.0 pts | +0.8 pts |
| Residents in a white ethnic group | 42.7% | 44.7% | +2.0 pts | -4.4 pts |
Office for National Statistics, Census 2011 and Census 2021, Open Government Licence. A district holds many neighbourhoods; the full report for an address shows the one it sits in.
Crime
514 crimes recorded within roughly a mile of central SE25 in August 2026, most commonly violent crime.
Flood risk
Zone 1 (low probability). This is the Environment Agency's flood zone for the area's centre point, an individual property's own risk can differ, especially near a specific watercourse.
Deprivation
This area falls in decile 3 of 10 on the Index of Multiple Deprivation (most deprived nationally), based on Croydon's figures.
Getting around & nearby essentials
9 supermarkets, 9 pharmacies, 69 restaurants and cafés, 13 pubs, 4 hospitals within a mile of central SE25, hospitals within three miles.
Buses from the centre of SE25
Best-served stop: Portland Road, with 26.0 buses an hour on weekday daytimes.
Evenings, Sundays and routes
The best-served stop within 800 m of the centre of SE25 is Portland Road: 26.0 buses an hour on a weekday daytime, 20.8 in the evening and 17.9 on Sunday daytime; first bus 00:05, last 00:16. Routes there: 410, 130, 157, 196, 75. 5 stops with a scheduled service within that distance.
Departures a passenger can board, from the timetables operators publish to the Department for Transport's Bus Open Data Service, for Tuesday 8 Sep 2026 and Sunday 13 Sep 2026. Scheduled, not observed. Two stops on opposite sides of a road are two stops. The full report does this for the stops within 500 m of an address.
Source: operators' timetables on the Bus Open Data Service (Department for Transport)
GP practices and A&E
3 GP practices within 3.0 km of the centre of SE25. The nearest, South Norwood Hill Medical Centre, has 6,598 registered patients and 2,999 patients per fully qualified GP, against an England median of 2,186.
| Practice | From the centre | Patients | Per qualified GP |
|---|---|---|---|
| South Norwood Hill Medical Centre | 0.4 mi | 6,598 | 2,999 |
| Country Park Practice | 0.5 mi | 7,207 | 2,550 |
| Denmark Road Surgery | 0.5 mi | 5,506 | 1,541 |
Nearest A&E: Croydon Health Services NHS Trust, where 60.1% of type 1 attendances were seen within four hours in July 2026; then Epsom and St Helier University Hospitals NHS Trust at 63.5%.
How to read this
NHS England: patients registered at a GP practice (1 Aug 2026), the general practice workforce (July 2026), and A&E attendances by provider, monthly. Fully qualified GPs exclude trainees. Practices are matched by postcode.
Source: NHS England, monthly releases
Council tax and the council's finances
A Band D household in Croydon pays £2,600 for 2026-27, all precepts included, a rise of 4.8% on the year before against an England median rise of 4.8%. Every band for Croydon, and how it compares.
| Year | Band D bill | Rise |
|---|---|---|
| 2021-22 | £1,888 | +5.8% |
| 2022-23 | £1,966 | +4.1% |
| 2023-24 | £2,240 | +13.9% |
| 2024-25 | £2,367 | +5.7% |
| 2025-26 | £2,480 | +4.8% |
| 2026-27 | £2,600 | +4.8% |
Exceptional Financial Support. Croydon was agreed support by government for 2026-27 (£119.0m, later revised), 2025-26 (£136.0m, later revised), 2024-25 (£38.0m, later revised), 2023-24 (£63.0m, later revised), 2022-23 (£25.0m), 2021-22 (£50.0m), 2020-21 (£70.0m). Support is permission to borrow, or to spend capital receipts, on day-to-day services because the council could not otherwise set a balanced budget. Councils in this position tend to cut services and raise council tax by the most the rules allow.
Section 114 notices. 11 Nov 2020 (first notice); 2 Dec 2020 (second notice); 22 Nov 2022 (third notice). The chief finance officer's declaration that the council cannot balance its budget; it freezes new spending until a recovery plan is agreed.
How to read this
A home's own band is on its council tax bill, free to look up at gov.uk/council-tax-bands; the report shows every band's bill at the council beside the home's other checks.
Ministry of Housing, Communities and Local Government, live council tax tables (Band D, area averages) and the Exceptional Financial Support lists published each year; section 114 notices as published by the councils.
Source: MHCLG live council tax tables and Exceptional Financial Support lists
Common questions about SE25
What is the average house price in SE25?
The average sold price in Croydon is £390,041 as of July 2026, according to the UK House Price Index.
Are house prices rising in SE25?
Prices in Croydon are down 3.4% on a year ago (UK House Price Index).
What do houses actually sell for in SE25?
The median of 89 recorded sales around central SE25 in the last 2 years is £275,000, ranging from £118,000 to £2,200,000 (HM Land Registry Price Paid Data).
Are the schools good in SE25?
132 schools sit within 3 miles of central SE25, and 83% are rated Outstanding or Good by Ofsted.
How much crime is there in SE25?
514 crimes were recorded within roughly a mile of central SE25 in August 2026, most commonly violent crime (Police.uk).
Is SE25 at risk of flooding?
Central SE25 sits in Zone 1 (low probability) for river and sea flooding (Environment Agency). Individual addresses vary, so check the full report for a specific property.
Is SE25 a good place to live?
That depends on what you need, so here is what the official data says rather than an opinion: 83% of nearby schools are rated Outstanding or Good by Ofsted; the median home sells for £275,000; the area sits in decile 3 of 10 on the Index of Multiple Deprivation; 514 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is SE25 safe?
514 crimes were recorded within roughly a mile of central SE25 in August 2026, according to Police.uk. The most common category was violent crime. Crime counts follow how many people are around, so a busy district records more than a quiet one of the same size.
Neighbouring districts
Want the full picture for a specific property?
This page covers SE25 as a whole. For sold price history, EPC rating, exact-address crime and flood risk, school catchment areas and 30+ other checks on one specific property, search its full postcode.