SE25 4UZ
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Property report — SE25 4UZ
Open-data due diligence for SE25 4UZ and the area around it.
SE25 4UZ in brief: 92 recorded sales (£43,000–£595,000) · no modelled flood risk · 6 schools nearby.
What scope is each figure? Sold sales, broadband and flood risk are for SE25 4UZ itself. Where open data isn't published that finely (population, crime, schools), we show the SE25 4 sector — each figure below is tagged with its scope.
Avg sold price
£399,645
Population
22,752
Crimes recorded
93
Schools
4
Flood risk
None modelled
Gigabit broadband
87%
Sold-price trend (1995–2026)
Annual sold price in SE25 4, 1995–2026 — mean (blue) and median (terracotta). The median is the typical sale; a wide gap to the mean means a few high-value sales pull the average up. 2026 is a part year (34 sales so far). Hover a point for both figures. Source: HM Land Registry Price Paid.
Sold prices on this postcode
| Date | Price | Address | Type |
|---|---|---|---|
| 2026-03-27 | £500,000 | 58 WATCOMBE ROAD | Terraced |
| 2025-11-28 | £450,000 | 28 WATCOMBE ROAD | Terraced |
| 2025-06-04 | £595,000 | 72 WATCOMBE ROAD | Terraced |
| 2024-09-06 | £413,500 | 26 WATCOMBE ROAD | Terraced |
| 2023-10-27 | £560,000 | 52 WATCOMBE ROAD | Terraced |
| 2023-10-13 | £475,000 | 20 WATCOMBE ROAD | Terraced |
| 2023-09-29 | £540,000 | 36 WATCOMBE ROAD | Terraced |
| 2023-06-30 | £264,250 | 14 WATCOMBE ROAD | Flat |
| 2022-07-12 | £410,000 | 52 WATCOMBE ROAD | Terraced |
| 2022-03-03 | £237,939 | 90 WATCOMBE ROAD | Terraced |
| 2022-02-17 | £490,100 | 70 WATCOMBE ROAD | Terraced |
| 2021-12-10 | £440,000 | 20 WATCOMBE ROAD | Terraced |
| 2021-05-17 | £440,000 | 8 WATCOMBE ROAD | Terraced |
| 2021-04-01 | £388,000 | 4 WATCOMBE ROAD | Terraced |
| 2021-03-31 | £342,000 | 72 WATCOMBE ROAD | Terraced |
| 2019-11-29 | £385,000 | 2 WATCOMBE ROAD | Semi-detached |
| 2019-05-02 | £345,000 | 76 WATCOMBE ROAD | Terraced |
| 2017-12-01 | £355,000 | 22 WATCOMBE ROAD | Terraced |
| 2017-12-01 | £415,000 | 88 WATCOMBE ROAD | Terraced |
| 2017-09-01 | £441,000 | 38 WATCOMBE ROAD | Terraced |
| 2017-07-21 | £400,000 | 44 WATCOMBE ROAD | Terraced |
| 2017-04-10 | £412,000 | 70 WATCOMBE ROAD | Terraced |
| 2017-03-03 | £310,000 | 38 WATCOMBE ROAD | Terraced |
| 2016-11-25 | £375,000 | 8 WATCOMBE ROAD | Terraced |
| 2016-05-31 | £396,000 | 36 WATCOMBE ROAD | Terraced |
| 2016-04-29 | £375,000 | 4 WATCOMBE ROAD | Terraced |
| 2016-03-04 | £338,500 | 20 WATCOMBE ROAD | Terraced |
| 2015-09-07 | £335,000 | 86 WATCOMBE ROAD | Terraced |
| 2015-05-15 | £315,000 | 26 WATCOMBE ROAD | Terraced |
| 2015-02-26 | £291,500 | 54 WATCOMBE ROAD | Terraced |
| 2014-10-06 | £305,000 | 74 WATCOMBE ROAD | Terraced |
| 2014-04-17 | £290,000 | 56 WATCOMBE ROAD | Terraced |
| 2014-02-07 | £216,000 | 78 WATCOMBE ROAD | Terraced |
| 2013-10-11 | £240,000 | 28 WATCOMBE ROAD | Terraced |
| 2013-09-27 | £210,000 | 84 WATCOMBE ROAD | Terraced |
| 2012-07-13 | £205,000 | 88 WATCOMBE ROAD | Terraced |
| 2012-04-27 | £178,800 | 30 WATCOMBE ROAD | Terraced |
| 2012-03-23 | £200,000 | 60 WATCOMBE ROAD | Terraced |
| 2011-02-23 | £219,950 | 86 WATCOMBE ROAD | Terraced |
| 2010-12-10 | £189,600 | 82 WATCOMBE ROAD | Terraced |
| 2010-11-19 | £172,500 | 70 WATCOMBE ROAD | Terraced |
| 2010-04-30 | £155,000 | 86 WATCOMBE ROAD | Terraced |
| 2010-02-19 | £219,000 | 94 WATCOMBE ROAD | Terraced |
| 2009-07-27 | £167,500 | 32 WATCOMBE ROAD | Terraced |
| 2009-07-03 | £173,500 | 90 WATCOMBE ROAD | Terraced |
| 2009-06-01 | £200,000 | 46 WATCOMBE ROAD | Terraced |
| 2008-11-05 | £187,500 | 22 WATCOMBE ROAD | Terraced |
| 2008-10-14 | £205,000 | 20 WATCOMBE ROAD | Terraced |
| 2008-05-06 | £220,000 | 4 WATCOMBE ROAD | Terraced |
| 2007-08-30 | £250,000 | 48 WATCOMBE ROAD | Terraced |
| 2007-07-23 | £195,000 | 36 WATCOMBE ROAD | Terraced |
| 2007-04-11 | £183,000 | 48 WATCOMBE ROAD | Terraced |
| 2006-10-27 | £89,000 | 14 WATCOMBE ROAD | Flat |
| 2006-10-05 | £186,000 | 8 WATCOMBE ROAD | Terraced |
| 2006-06-22 | £185,000 | 54 WATCOMBE ROAD | Terraced |
| 2006-06-14 | £204,500 | 56 WATCOMBE ROAD | Terraced |
| 2006-05-26 | £186,000 | 46 WATCOMBE ROAD | Terraced |
| 2005-05-04 | £176,000 | 74 WATCOMBE ROAD | Semi-detached |
| 2005-01-14 | £219,500 | 24 WATCOMBE ROAD | Terraced |
| 2004-12-10 | £168,000 | 28 WATCOMBE ROAD | Terraced |
| 2004-05-13 | £179,950 | 20 WATCOMBE ROAD | Terraced |
| 2004-02-16 | £165,000 | 78 WATCOMBE ROAD | Terraced |
| 2004-01-30 | £174,000 | 52 WATCOMBE ROAD | Terraced |
| 2003-11-19 | £189,500 | 92 WATCOMBE ROAD | Terraced |
| 2003-06-24 | £170,000 | 60 WATCOMBE ROAD | Terraced |
| 2003-03-14 | £90,000 | 72 WATCOMBE ROAD | Terraced |
| 2003-01-17 | £157,000 | 54 WATCOMBE ROAD | Terraced |
| 2001-08-30 | £123,500 | 94 WATCOMBE ROAD | Terraced |
| 2001-08-15 | £122,000 | 44 WATCOMBE ROAD | Terraced |
| 2001-08-06 | £115,950 | 22 WATCOMBE ROAD | Terraced |
| 2001-05-18 | £110,000 | 82 WATCOMBE ROAD | Terraced |
| 2001-04-19 | £120,000 | 12 WATCOMBE ROAD | Terraced |
| 2001-04-18 | £135,000 | 80 WATCOMBE ROAD | Terraced |
| 2001-03-16 | £95,000 | 4 WATCOMBE ROAD | Terraced |
| 2000-12-21 | £95,000 | 80 WATCOMBE ROAD | Terraced |
| 2000-11-03 | £116,000 | 18 WATCOMBE ROAD | Terraced |
| 2000-07-28 | £109,000 | 24 WATCOMBE ROAD | Terraced |
| 2000-07-25 | £126,000 | 56 WATCOMBE ROAD | Terraced |
| 2000-02-25 | £119,995 | 8 WATCOMBE ROAD | Terraced |
| 1999-09-22 | £74,950 | 16 WATCOMBE ROAD | Terraced |
| 1999-09-22 | £84,950 | 46 WATCOMBE ROAD | Terraced |
| 1999-08-06 | £85,000 | 20 WATCOMBE ROAD | Terraced |
| 1999-07-12 | £80,000 | 12 WATCOMBE ROAD | Terraced |
| 1999-03-19 | £83,000 | 2 WATCOMBE ROAD | Semi-detached |
| 1998-12-11 | £72,500 | 52 WATCOMBE ROAD | Terraced |
| 1998-03-27 | £72,500 | 70 WATCOMBE ROAD | Terraced |
| 1997-09-19 | £72,000 | 88 WATCOMBE ROAD | Terraced |
| 1997-04-28 | £65,000 | 82 WATCOMBE ROAD | Terraced |
| 1996-11-29 | £59,995 | 84 WATCOMBE ROAD | Terraced |
| 1996-11-04 | £53,000 | 60 WATCOMBE ROAD | Terraced |
| 1996-08-30 | £52,500 | 8 WATCOMBE ROAD | Terraced |
| 1996-05-24 | £43,000 | 84 WATCOMBE ROAD | Terraced |
92 recorded sales on SE25 4UZ. Source: HM Land Registry Price Paid (© Crown copyright). Shown for this postcode only.
Nearest schools
| School | Distance | Phase | Ofsted |
|---|---|---|---|
| Oasis Academy Ryelands | 0.1 mi | Primary | Report card → |
| Oasis Academy Arena | 0.2 mi | Secondary | Requires improvement (2023) |
| South Norwood Primary | 0.4 mi | Primary | Good (2023) |
| St Mark's Church of England Primary Academy | 0.4 mi | Primary | Report card → |
| St Thomas Becket Catholic Primary School | 0.4 mi | Primary | Good (2022) |
| Oasis Academy Shirley Park Primary | 0.5 mi | Primary | Report card → |
Straight-line distance from the postcode. Ofsted = latest overall effectiveness (newer inspections may be ungraded). Sources: Get Information about Schools (DfE) · Ofsted.
What's nearby
Nearest GP surgeries: COUNTRY PARK PRACTICE (0.1 mi) · DENMARK ROAD SURGERY (0.1 mi) · PORTLAND MEDICAL CENTRE (0.2 mi)
Nearest hospitals: SHIRLEY OAKS HOSPITAL (0.9 mi) · GSTT @ WEST VALLEY HOSPITAL (1.9 mi) · CROYDON UNIVERSITY HOSPITAL ELECTIVE SURGICAL HUB (1.9 mi)
Nearest listed buildings: WOODSIDE COTTAGE (Grade II) (0.4 mi) · CHURCH OF ST MARK (Grade II) (0.4 mi) · Church of St Luke (Grade II) (0.4 mi)
Nearest pharmacies: FISHERS ENMORE PHARMACY (0.1 mi) · DAY LEWIS PHARMACY (0.6 mi) · GREENCHEM PHARMACY (0.7 mi)
Nearest stations: Arena Tram Stop (0.4 mi) · Harrington Road Tram Stop (0.4 mi) · Norwood Junction (0.5 mi)
Nearest supermarkets: Aldi (0.5 mi) · Tesco Express (0.6 mi) · Tesco (0.7 mi)
Straight-line distance from the postcode. Source: NaPTAN (DfT).
Who lives here
- Median age
- 37
- One-person households
- 33%
- Households with children
- 32%
- Households
- 9,900
Owned 48% · Social rent 23% · Private rent 29%
Census 2021 (ONS), for SE25 4.
Recorded crime trend
Recorded crimes per month in SE25 4 (May 24–Apr 26, average 97/month). Hover a point to read the count. Source: Police.uk street-level data.
Flood risk
No modelled flood risk is recorded for SE25 4UZ in the Environment Agency dataset. This is reassuring but not a guarantee — Check the exact address on the official Environment Agency map →
Source: Environment Agency Risk of Flooding from Rivers and Sea (the official dataset name). Indicative catchment data, not an official property flood search.
How granular is this?
| Measure | DistrictSE25 | SectorSE25 4 | PostcodeSE25 4UZ |
|---|---|---|---|
| Average sold price | £373,362 | £399,645 | £233,070 |
| Population | 54,388 | 22,752 | — |
| Deprivation decile (1 = most deprived) | 4/10 | 4/10 | — |
| Crimes recorded | 317 | 93 | — |
| Schools | 15 | 4 | — |
| Flood risk | Low | Low | Low |
| Gigabit broadband | 87% | 87% | 100% |
| Superfast broadband | 97% | 100% | 100% |
— = no separate figure is published at that level. Most open data is published down to the sector (SE25 4); the postcode column is built from the layers that go finer (sold transactions, Ofcom broadband). Sources: HM Land Registry · Police.uk · Ofsted/GIAS · ONS & IoD2025 · Environment Agency · Ofcom.
Your next steps
Get the official title document
The HM Land Registry title register shows the legal owner, price paid and any charges or covenants. Official copy, £7.
View the title document at HM Land Registry →Compare conveyancing quotes
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Report generated 1 July 2026. Open data is refreshed periodically; HM Land Registry Price Paid typically lags by around two months, so the most recent sales may not appear yet.
Contains OS data © Crown copyright and database right 2026
Contains Royal Mail data © Royal Mail copyright and database right 2026
Contains National Statistics data © Crown copyright and database right 2026
Indicative due diligence compiled from public open data. Not a substitute for a regulated conveyancing or property search, a survey, or professional advice.