Postcode · London

SE25 5BY area guide

Who lives in SE25 5BY, what homes sell for, and how it compares on crime, schools and transport.

Neighbourhood: Woodside & Ashburton
Council: Croydon
Region: London
Neighbourhood population: 1,747 (2024)

SE25 5BYLondon

At a glance

What SE25 5BY is like

SE25 5BY is a postcode in the Woodside & Ashburton area of Croydon. Because census and crime data isn’t published for single postcodes, the figures here cover the surrounding neighbourhood of about 1,747 people. 42.5% of households own their home, 31.9% rent privately and 24.4% are in social housing. The largest age group is 55–59, and 57.2% of adults are in work. It ranks among the more deprived parts of England. Higher-harm crime is above the England and Wales average. Homes in SE25 5 sold for a median of £376,750 over the year to August 2026.

Scores

How SE25 5BY compares

Headline figures for SE25 5BY, set against England as a whole.

AffluenceMore

3.0/ 10

More deprived than most. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore

7/ 10

Around the middle: 40.2 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore

£376,750

Median over 86 sales in SE25 5, +1.1% on the year before.

TransportMore

10.0/ 10

Excellent: 11 stations within a mile, 26 bus stops within 800m.

SchoolsMore

100%

Rated good or better across 21 inspected schools within 1 mile.

Household incomeMore

£68,833

Average annual income before tax, higher than 82% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where SE25 5BY differs most from the national average.

01
A big private rental marketPositive
31.9% of households rent privately, against 20.5% across England. Tenant demand is established here.
02
More deprived than mostLook closer
Scores 3.0 out of 10 on the English Indices of Deprivation 2025 (where 1 is most deprived). Yields can be higher, but check tenant demand street by street.
03
A lot of social housingLook closer
24.4% of homes are social housing, against 17.1% across England.
04
Well connectedPositive
11 stations within a mile and 26 bus stops within a ten-minute walk.
05
Well-rated schoolsPositive
100% of the inspected schools nearby are rated good or better.

Questions

SE25 5BY FAQs

Is SE25 5BY a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 3.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 40.2 per 1,000 people a year, band 7 of 10 nationally. 100% of the inspected schools nearby are rated good or better. Transport connectivity scores 10.0 out of 10 (excellent).

How much does a house cost in SE25 5BY?

The median sale price over the last year was £376,750.

Homes in SE25 5 sold for a median of £376,750 across 86 sales in the year to August 2026, +1.1% on the year before. Prices come from HM Land Registry’s record of every residential sale.

Is SE25 5BY safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 40.2 offences per 1,000 people a year around SE25 5BY, above the 31.1 average across England and Wales, band 7 of 10.

Who lives in SE25 5BY?

Age, home ownership and housing from the census.

The largest age group is 55–59, at 9.3% of residents. 42.5% of households own their home. The most common property type is purpose-built flat (43.3%).

Which council covers SE25 5BY?

The local authority for SE25 5BY is Croydon.

SE25 5BY comes under Croydon in London. Council tax, planning applications and bin collections are handled there.

How well connected is SE25 5BY?

Connectivity scores 10.0 out of 10.

There are 26 bus stops within 800m and 11 stations and tram stops within a mile, scoring 10.0 out of 10 (excellent). The nearest station is Woodside Tram Stop, 0.3 miles away.

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

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