SE25 5EX
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Property report — SE25 5EX
Open-data due diligence for SE25 5EX and the area around it.
SE25 5EX in brief: 120 recorded sales (£134,000–£421,000) · no modelled flood risk · 6 schools nearby.
What scope is each figure? Sold sales, broadband and flood risk are for SE25 5EX itself. Where open data isn't published that finely (population, crime, schools), we show the SE25 5 sector — each figure below is tagged with its scope.
Avg sold price
£350,274
Population
26,073
Crimes recorded
66
Schools
6
Flood risk
None modelled
Gigabit broadband
88%
Sold-price trend (1995–2026)
Annual sold price in SE25 5, 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 (36 sales so far). Hover a point for both figures. Source: HM Land Registry Price Paid.
Sold prices on this postcode
| Date | Price | Address | Type |
|---|---|---|---|
| 2025-10-20 | £327,000 | 13 WATSON PLACE | Flat |
| 2025-07-25 | £330,000 | 21 WATSON PLACE | Flat |
| 2025-06-02 | £352,000 | 74 WATSON PLACE | Flat |
| 2025-04-03 | £300,000 | 20 WATSON PLACE | Flat |
| 2024-05-07 | £263,000 | 71 WATSON PLACE | Flat |
| 2023-05-30 | £315,000 | 4 WATSON PLACE | Flat |
| 2023-02-15 | £327,500 | 28 WATSON PLACE | Flat |
| 2022-12-09 | £390,000 | 53 WATSON PLACE | Flat |
| 2022-09-16 | £330,000 | 68 WATSON PLACE | Flat |
| 2022-08-17 | £192,500 | 16 WATSON PLACE | Flat |
| 2022-07-21 | £195,000 | 32 WATSON PLACE | Other |
| 2022-07-04 | £315,500 | 67 WATSON PLACE | Flat |
| 2022-06-29 | £319,000 | 47 WATSON PLACE | Flat |
| 2022-06-16 | £134,000 | 29 WATSON PLACE | Flat |
| 2022-05-16 | £410,000 | 3 WATSON PLACE | Terraced |
| 2022-05-06 | £190,000 | 31 WATSON PLACE | Flat |
| 2022-05-05 | £151,500 | 30 WATSON PLACE | Flat |
| 2022-03-18 | £330,000 | 13 WATSON PLACE | Flat |
| 2022-03-11 | £390,000 | 46 WATSON PLACE | Flat |
| 2022-03-11 | £300,000 | 77 WATSON PLACE | Flat |
| 2022-02-11 | £285,000 | 60 WATSON PLACE | Flat |
| 2021-12-17 | £315,000 | 59 WATSON PLACE | Flat |
| 2021-09-07 | £325,000 | 50 WATSON PLACE | Flat |
| 2021-06-25 | £300,000 | 70 WATSON PLACE | Flat |
| 2021-03-26 | £421,000 | 18 WATSON PLACE | Terraced |
| 2020-12-01 | £415,000 | 19 WATSON PLACE | Terraced |
| 2020-02-20 | £315,000 | 15 WATSON PLACE | Flat |
| 2019-11-18 | £322,500 | 45 WATSON PLACE | Flat |
| 2019-09-27 | £255,000 | 36 WATSON PLACE | Flat |
| 2019-09-13 | £260,000 | 48 WATSON PLACE | Flat |
| 2019-07-29 | £306,000 | 28 WATSON PLACE | Flat |
| 2019-05-03 | £295,000 | 12 WATSON PLACE | Flat |
| 2018-12-07 | £255,000 | 51 WATSON PLACE | Flat |
| 2018-09-14 | £255,000 | 44 WATSON PLACE | Flat |
| 2018-06-12 | £320,000 | 21 WATSON PLACE | Flat |
| 2018-01-12 | £260,000 | 60 WATSON PLACE | Flat |
| 2017-07-13 | £335,000 | 9 WATSON PLACE | Flat |
| 2017-05-08 | £348,000 | 8 WATSON PLACE | Flat |
| 2017-05-05 | £345,000 | 62 WATSON PLACE | Flat |
| 2017-04-18 | £345,000 | 27 WATSON PLACE | Flat |
| 2017-02-24 | £330,000 | 13 WATSON PLACE | Flat |
| 2017-02-21 | £330,000 | 49 WATSON PLACE | Flat |
| 2016-12-22 | £325,000 | 70 WATSON PLACE | Flat |
| 2016-10-05 | £350,000 | 39 WATSON PLACE | Flat |
| 2016-05-27 | £285,000 | 48 WATSON PLACE | Flat |
| 2016-05-27 | £349,950 | 10 WATSON PLACE | Flat |
| 2016-03-17 | £257,500 | 71 WATSON PLACE | Flat |
| 2016-02-05 | £295,000 | 67 WATSON PLACE | Flat |
| 2015-11-04 | £305,750 | 52 WATSON PLACE | Flat |
| 2015-02-25 | £270,000 | 59 WATSON PLACE | Flat |
| 2014-05-27 | £206,000 | 20 WATSON PLACE | Flat |
| 2014-04-02 | £220,000 | 28 WATSON PLACE | Flat |
| 2014-04-02 | £250,000 | 17 WATSON PLACE | Terraced |
| 2014-04-02 | £270,000 | 18 WATSON PLACE | Terraced |
| 2014-04-02 | £226,000 | 26 WATSON PLACE | Flat |
| 2014-04-02 | £224,000 | 27 WATSON PLACE | Flat |
| 2014-03-20 | £219,000 | 23 WATSON PLACE | Flat |
| 2014-03-17 | £216,000 | 25 WATSON PLACE | Flat |
| 2014-03-17 | £221,000 | 24 WATSON PLACE | Flat |
| 2014-03-17 | £215,000 | 21 WATSON PLACE | Flat |
| 2014-03-05 | £205,000 | 22 WATSON PLACE | Flat |
| 2014-03-03 | £262,000 | 19 WATSON PLACE | Terraced |
| 2014-02-28 | £215,000 | 14 WATSON PLACE | Flat |
| 2014-02-28 | £270,000 | 3 WATSON PLACE | Terraced |
| 2014-02-28 | £214,000 | 15 WATSON PLACE | Flat |
| 2014-02-28 | £220,000 | 13 WATSON PLACE | Flat |
| 2014-02-27 | £221,000 | 12 WATSON PLACE | Flat |
| 2014-02-24 | £207,000 | 10 WATSON PLACE | Flat |
| 2014-02-24 | £218,000 | 9 WATSON PLACE | Flat |
| 2014-02-21 | £210,000 | 11 WATSON PLACE | Flat |
| 2014-02-17 | £265,000 | 1 WATSON PLACE | Terraced |
| 2014-02-13 | £206,000 | 6 WATSON PLACE | Flat |
| 2014-02-13 | £203,000 | 5 WATSON PLACE | Flat |
| 2014-02-13 | £260,000 | 2 WATSON PLACE | Terraced |
| 2014-02-13 | £203,000 | 4 WATSON PLACE | Flat |
| 2014-02-07 | £210,000 | 7 WATSON PLACE | Flat |
| 2014-02-04 | £208,000 | 8 WATSON PLACE | Flat |
| 2014-01-07 | £250,000 | 53 WATSON PLACE | Flat |
| 2014-01-07 | £232,995 | 54 WATSON PLACE | Flat |
| 2014-01-06 | £211,995 | 52 WATSON PLACE | Flat |
| 2014-01-03 | £247,495 | 55 WATSON PLACE | Flat |
| 2013-12-19 | £242,000 | 43 WATSON PLACE | Flat |
| 2013-12-17 | £205,000 | 50 WATSON PLACE | Flat |
| 2013-12-16 | £209,995 | 49 WATSON PLACE | Flat |
| 2013-12-13 | £213,000 | 45 WATSON PLACE | Flat |
| 2013-12-13 | £189,995 | 47 WATSON PLACE | Flat |
| 2013-12-13 | £249,995 | 46 WATSON PLACE | Flat |
| 2013-12-13 | £163,995 | 48 WATSON PLACE | Flat |
| 2013-12-13 | £162,000 | 51 WATSON PLACE | Flat |
| 2013-12-13 | £176,000 | 44 WATSON PLACE | Flat |
| 2013-12-12 | £246,495 | 42 WATSON PLACE | Flat |
| 2013-12-10 | £209,000 | 41 WATSON PLACE | Flat |
| 2013-12-06 | £209,000 | 37 WATSON PLACE | Flat |
| 2013-12-06 | £249,995 | 38 WATSON PLACE | Flat |
| 2013-12-05 | £207,000 | 39 WATSON PLACE | Flat |
| 2013-12-02 | £170,000 | 40 WATSON PLACE | Flat |
| 2013-11-28 | £209,995 | 33 WATSON PLACE | Flat |
| 2013-11-25 | £158,995 | 36 WATSON PLACE | Flat |
| 2013-11-25 | £191,995 | 35 WATSON PLACE | Flat |
| 2013-11-25 | £226,000 | 34 WATSON PLACE | Flat |
| 2013-10-18 | £242,000 | 64 WATSON PLACE | Flat |
| 2013-10-15 | £152,000 | 57 WATSON PLACE | Flat |
| 2013-10-09 | £225,995 | 66 WATSON PLACE | Flat |
| 2013-10-09 | £181,995 | 58 WATSON PLACE | Flat |
| 2013-10-04 | £239,995 | 62 WATSON PLACE | Flat |
| 2013-10-04 | £219,995 | 63 WATSON PLACE | Flat |
| 2013-09-30 | £235,790 | 72 WATSON PLACE | Flat |
| 2013-09-30 | £186,995 | 59 WATSON PLACE | Flat |
| 2013-09-30 | £160,995 | 60 WATSON PLACE | Flat |
| 2013-09-30 | £185,000 | 56 WATSON PLACE | Flat |
| 2013-09-26 | £162,995 | 78 WATSON PLACE | Flat |
| 2013-09-20 | £226,995 | 69 WATSON PLACE | Flat |
| 2013-09-19 | £192,995 | 61 WATSON PLACE | Flat |
| 2013-09-13 | £234,000 | 76 WATSON PLACE | Flat |
| 2013-08-30 | £178,995 | 65 WATSON PLACE | Flat |
| 2013-08-30 | £194,995 | 77 WATSON PLACE | Flat |
| 2013-08-30 | £189,995 | 67 WATSON PLACE | Flat |
| 2013-08-30 | £191,995 | 74 WATSON PLACE | Flat |
| 2013-08-23 | £191,995 | 70 WATSON PLACE | Flat |
| 2013-08-22 | £191,995 | 68 WATSON PLACE | Flat |
120 recorded sales on SE25 5EX. Source: HM Land Registry Price Paid (© Crown copyright). Shown for this postcode only.
Nearest schools
| School | Distance | Phase | Ofsted |
|---|---|---|---|
| Heavers Farm Primary School | 0.1 mi | Primary | Good (2023) |
| St Chad's Catholic Primary School | 0.2 mi | Primary | Report card → |
| South Norwood Primary | 0.3 mi | Primary | Good (2023) |
| Robert Fitzroy Academy | 0.4 mi | Primary | Report card → |
| St Thomas Becket Catholic Primary School | 0.4 mi | Primary | Good (2022) |
| St Mark's Church of England Primary Academy | 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: NORTHWAY ROAD SURGERY (0.4 mi) · SELHURST MEDICAL CENTRE (0.5 mi) · COUNTRY PARK PRACTICE (0.5 mi)
Nearest hospitals: SHIRLEY OAKS HOSPITAL (1.2 mi) · CROYDON UNIVERSITY HOSPITAL ELECTIVE SURGICAL HUB (1.3 mi) · CROYDON UNIVERSITY HOSPITAL (1.3 mi)
Nearest listed buildings: CHURCH OF THE HOLY INNOCENTS, AND BOUNDARY WALL (Grade II*) (0.3 mi) · War Memorial at the Church of Holy Innocents (Grade II) (0.3 mi) · CLOCK TOWER (Grade II) (0.4 mi)
Nearest pharmacies: DAY LEWIS PHARMACY (0.4 mi) · FISHERS ENMORE PHARMACY (0.5 mi) · SELHURST PHARMACY (0.6 mi)
Nearest stations: Norwood Junction (0.3 mi) · Selhurst (0.4 mi) · Blackhorse Lane Tram Stop (0.7 mi)
Nearest supermarkets: Aldi (0.4 mi) · Welcome Newhurst (0.5 mi) · Sainsbury's (0.5 mi)
Straight-line distance from the postcode. Source: NaPTAN (DfT).
Who lives here
- Median age
- 36
- One-person households
- 35%
- Households with children
- 33%
- Households
- 11,135
Owned 40% · Social rent 24% · Private rent 34%
Census 2021 (ONS), for SE25 5.
Recorded crime trend
Recorded crimes per month in SE25 5 (May 24–Apr 26, average 70/month). Hover a point to read the count. Source: Police.uk street-level data.
Flood risk
No modelled flood risk is recorded for SE25 5EX 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 5 | PostcodeSE25 5EX |
|---|---|---|---|
| Average sold price | £373,362 | £350,274 | £251,020 |
| Population | 54,388 | 26,073 | — |
| Deprivation decile (1 = most deprived) | 4/10 | 3/10 | — |
| Crimes recorded | 317 | 66 | — |
| Schools | 15 | 6 | — |
| Flood risk | Low | Low | Low |
| Gigabit broadband | 87% | 88% | 100% |
| Superfast broadband | 97% | 97% | 100% |
— = no separate figure is published at that level. Most open data is published down to the sector (SE25 5); 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 2 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.