Postcode SE25 5FD is located in a major urban area, within the Addiscombe West ward of Croydon in the London region, and forms part of the Addiscombe North area. It has average deprivation and low crime levels, with around 52.6 crimes per 1,000 residents per year, about 59% below the London average of 130 per 1,000. The average income per household in Addiscombe North is £81,653 per year. The nearest station is Blackhorse Lane, about 0.1 miles away. There are 11 primary and 3 secondary schools in the area. There are 6 parks nearby, the closest large park is Addiscombe Railway Park.
Addiscombe North has an average level of deprivation, ranked at position 15,400 out of 32,844 areas in the United Kingdom, placing it within the top 47% most deprived areas in England.
Addiscombe North has a low crime rate, with approximately 52.6 reported incidents per 1,000 population each year.
Approximately 12.9% of homes on this street are social housing provided by a local council or housing association. Across the surrounding area, around 12.7% of dwellings are socially rented.
The average income per household in Addiscombe North is £81,653 per year.
No significant noise sources from railways or roads near SE25 5FD.
Addiscombe North near SE25 5FD has no flood risk (less than 0.1% chance of a flood each year) from rivers and sea.
The nearest station is Blackhorse Lane located about 0.1 miles away. There are 5 stations nearby.
| Distance | Zone | Name | Lines | Directions |
|---|---|---|---|---|
| 0.1 mi | 3,4,5,6 | Blackhorse Lane | Tramlink | Walking directions to Blackhorse Lane |
| 0.3 mi | 3,4,5,6 | Woodside | Tramlink | Walking directions to Woodside |
| 0.4 mi | 3,4,5,6 | Addiscombe | Tramlink | Walking directions to Addiscombe |
| Distance | Name | Size | Directions |
|---|---|---|---|
| 0.2 mi | Addiscombe Railway Park | Large | Walking directions to Addiscombe Railway Park |
| 0.3 mi | Ashburton Park | Large | Walking directions to Ashburton Park |
| 0.2 mi | Woodside Green | Small | Walking directions to Woodside Green |
Based on 165 recent sales, the median property price is £415,000 (about £465 per square foot) in Addiscombe West area, with individual transactions ranging from £112,000 up to £767,500.
| Type | Sales | Median | £/sq ft |
|---|---|---|---|
| Detached | 1 | £551,000 | £483 |
| Semi-Detached | 25 | £450,000 | £447 |
| Terraced | 88 | £437,500 | £478 |
| Flats | 51 | £250,000 | £435 |
Sale price
| Year | Detached | Flats | Semi-Detached | Terraced |
|---|---|---|---|---|
| 2016 | — | £300,000 | £437,000 | £410,000 |
| 2017 | — | £354,025 | £425,000 | £399,998 |
| 2018 | £485,500 | £320,000 | £407,500 | £378,750 |
| 2019 | £662,500 | £268,500 | £402,500 | £396,000 |
| 2020 | £580,000 | £265,000 | £440,000 | £403,000 |
| 2021 | £677,500 | £265,000 | £425,000 | £413,860 |
| 2022 | £452,500 | £272,000 | £515,000 | £442,000 |
| 2023 | £552,500 | £270,000 | £465,000 | £430,250 |
| 2024 | £576,000 | £242,000 | £451,000 | £415,750 |
| 2025 | £683,000 | £245,000 | £450,000 | £440,000 |
| 2026 | — | £255,000 | £475,000 | £422,000 |
Price per sq ft
| Year | Detached | Flats | Semi-Detached | Terraced |
|---|---|---|---|---|
| 2016 | — | £484 | £454 | £459 |
| 2017 | — | £542 | £451 | £468 |
| 2018 | £485 | £479 | £413 | £430 |
| 2019 | £506 | £446 | £411 | £434 |
| 2020 | £359 | £419 | £442 | £440 |
| 2021 | £351 | £459 | £450 | £455 |
| 2022 | £392 | £480 | £431 | £477 |
| 2023 | £435 | £455 | £479 | £481 |
| 2024 | £498 | £465 | £422 | £468 |
| 2025 | £418 | £449 | £459 | £476 |
| 2026 | — | £439 | £445 | £478 |
There were 50+ recent sold properties in the last 18 months near SE25 5FD.
| Date | Address | Type | Tenure | Price | Map |
|---|---|---|---|---|---|
| 28 Mar 2025 | 34, Hermitage Lane, London, SE25 5HH | Terraced | Freehold | £360,000 | |
| 23 Jan 2026 | 315, Morland Road, Croydon, CR0 6HF | Terraced | Freehold | £352,000 | |
| 18 Aug 2025 | 293, Morland Road, Croydon, CR0 6HF | Terraced | Freehold | £405,000 | |
| 04 Aug 2025 | 333A, Morland Road, Croydon, CR0 6HF | Semi-Detached | Leasehold | £365,000 | |
| 15 Jul 2025 | 295, Morland Road, Croydon, CR0 6HF | Terraced | Freehold | £437,000 |
In the SE25 5FD postcode area, located within Addiscombe North, there are 11 primary and 3 secondary schools in close proximity.
6 nearby supermarkets & convenience stores within mi of SE25 5FD
| Distance | Name | Address | Directions |
|---|---|---|---|
| 0.1 mi | Tesco Express | 47 Woodside Green, London, SE25 5HQ | Walking directions to Tesco Express |
| 0.2 mi | Spar | 199-201 Morland Road, Croydon, CR0 6HD | Walking directions to Spar |
| 0.2 mi | Budgens | Croydon, CR0 6HD | Walking directions to Budgens |
| 0.3 mi | The Co-operative Food | 311-313 Lower Addiscombe Road, Croydon, CR0 6RF | Walking directions to The Co-operative Food |
| 0.4 mi | Sainsbury's Local | 261 Lower Addiscombe Road, Croydon, CR0 6RD | Walking directions to Sainsbury's Local |
Annual council tax rates for Croydon district.
Council tax bands are based on the value of your property. Most homes fall into bands A to D.
Elected local representatives for SE25 5FD, including ward councillors and the local member of parliament.
Nick Beall
Addiscombe West - Elected 7 May 2026
Patricia Hay-Justice
Addiscombe West - Elected 7 May 2026
Sean Eamonn Fitzsimons
Addiscombe West - Elected 7 May 2026
Natasha Irons
Croydon East - Elected 4 Jul 2024
The area around SE25 5FD records about 53 crimes per 1,000 residents per year, which is a low crime rate for England: it scores 4 out of 10 on the Area360 crime scale, where 10 is the highest crime level. Across London as a whole the rate is about 130 per 1,000. The most common offences locally are violence and sexual offences, anti-social behaviour and vehicle crime.
The median sale price around SE25 5FD in Addiscombe North is £415,000 (about £465 per square foot) based on 165 registered sales according to HM Land Registry data.
There are 20 schools close to SE25 5FD, including Woodside Primary School (Good), St Thomas Becket Catholic Primary School (Good) and John Wood School & Nursery (Good). Ratings are from the latest Ofsted inspections.
The closest station to SE25 5FD is Blackhorse Lane in TfL zone 3,4,5,6, about 200 m away, serving the Tramlink line.
SE25 5FD scores 6 out of 10 on the deprivation scale, where 10 is the most deprived. Its neighbourhood ranks 15,400 of 32,844 in England on the official Index of Multiple Deprivation (rank 1 is the most deprived).
The Member of Parliament for Croydon East covering SE25 5FD is Natasha Irons (Labour Party), elected at the 2024 general election. The area is represented by 3 local councillors: Nick Beall (Labour and Co-operative Party), Patricia Hay-Justice (Labour and Co-operative Party) and Sean Eamonn Fitzsimons (Labour and Co-operative Party).