Local market reports › SE area › SE25 › SE25 4
South Norwood market report SE25 4, London
The standing SE25 4 (South Norwood) property market report, rebuilt from the full public record every month. The raw material for this page is 6,998 HM Land Registry entries for SE25 4 (London), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 55 registered 2026 sales put the SE25 4 (London) median at £430,000, up 6% on five years earlier, with a mean of £409,800, and by floor area homes here have averaged about £5,360 per square metre over the last five years. Everything rests on 6,998 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like SE25 4 is a single group of streets within SE25 (London), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where SE25 4 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What buyers actually paid in SE25 4
Across 55 registered 2026 sales, the typical (median) SE25 4 home went for £430,000. The mean is £409,800, almost on top of it, so sales bunch tightly around the typical price.
Price per square metre in SE25 4
Measured by floor area, the last five years of SE25 4 sales average about £5,360 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
The national median for England and Wales is £285,000, which puts SE25 4 51% above the country at large.
SE25 4's median sold price, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £430,000 | £430,000 | 55 |
| 2025 | £452,500 | £463,321 | 150 |
| 2024 | £415,000 | £441,230 | 133 |
| 2023 | £421,500 | £463,126 | 152 |
| 2022 | £442,200 | £518,530 | 174 |
| 2021 | £405,000 | £512,782 | 203 |
| 2020 | £390,000 | £506,033 | 149 |
| 2019 | £379,000 | £496,778 | 139 |
| 2018 | £380,000 | £506,547 | 127 |
| 2017 | £380,000 | £518,282 | 157 |
| 2016 | £336,800 | £471,187 | 206 |
| 2015 | £304,000 | £429,552 | 238 |
| 2014 | £265,000 | £375,949 | 240 |
| 2013 | £225,000 | £323,753 | 151 |
| 2012 | £187,000 | £275,241 | 189 |
| 2011 | £195,000 | £294,375 | 126 |
| 2010 | £198,000 | £310,515 | 111 |
| 2009 | £183,000 | £294,174 | 119 |
| 2008 | £205,000 | £336,038 | 161 |
| 2007 | £212,000 | £359,611 | 367 |
| 2006 | £190,000 | £329,816 | 308 |
| 2005 | £180,000 | £320,327 | 273 |
| 2004 | £175,200 | £318,197 | 324 |
| 2003 | £162,200 | £298,812 | 308 |
| 2002 | £133,200 | £250,615 | 356 |
| 2001 | £117,200 | £225,311 | 342 |
| 2000 | £90,000 | £176,625 | 346 |
| 1999 | £80,000 | £159,436 | 312 |
| 1998 | £73,400 | £148,163 | 317 |
| 1997 | £65,000 | £133,302 | 314 |
| 1996 | £57,000 | £120,210 | 244 |
| 1995 | £50,000 | £108,692 | 207 |
In cash terms the typical SE25 4 home went from £50,000 in 1995 to £430,000 in 2026, roughly 9 times the price. Inflation explains only part of it: in today's money the rise is still about 296%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 17% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SE25 4 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2001 (+30.2% on the year before); the weakest, 2009 (−10.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −5.0% | −7.2% |
| 5 years (since 2021) | +1.2% | −3.5% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +4.2% | +1.3% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Transaction volumes
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
Over the last twelve months of data, 55 sales completed in SE25 4. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 328 sales a year before the financial crisis and 133 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
Reading the SE25 4 market
Only 55 sales completed here in the last twelve months of data, which makes SE25 4 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
What homes rent for around SE25 4
The local authority for SE25 4 is Croydon, and its ONS average private rent currently stands at £1,572 a month (May 2026 figures). A one-bed averages £1,256 a month here and a four-or-more-bed £2,654, so size does most of the work in setting the rent.
Average monthly rent by size, Croydon
ONS Price Index of Private Rents, May 2026.
Against the £430,000 median purchase price, a rent of £1,572 a month (£18,864 a year) works out at a 4.4% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
SE25 4 (South Norwood): the questions that come up
Is SE25 4 (South Norwood) a good place to buy a house?
How much did a house sell for in SE25 4 (South Norwood)?
Are property prices falling in SE25 4 (South Norwood)?
Are SE25 4 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 6% over five years in cash but down 16% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What is for sale in SE25 right now
Turning to what is actually available: 359 homes on the market right now, from 13 agents publishing to HomesIndex.
These cover the whole SE25 district, not just SE25 4: live asking prices are collected per district.
22% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every SE25 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
The price of an extra bedroom in SE
What homes of each size actually sold for across the SE area, from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £516,250 | £795,000 (+54%) | £1,325,000 (+67%) | £2,025,000 (+53%) |
| Semi-detached | £375,000 | £480,000 (+28%) | £613,025 (+28%) | £870,000 (+42%) | £1,390,000 (+60%) |
| Terraced | £405,000 | £475,000 (+17%) | £630,000 (+33%) | £878,697 (+39%) | £1,275,000 (+45%) |
| Flat | £345,000 | £465,000 (+35%) | £645,000 (+39%) | £885,000 (+37%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the SE area is the point: the same five years treated these districts very differently.
Winners and losers across the SE area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in SE25
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of SE25, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE25 5 | £403,000 | 44 |
| SE25 6 | £395,000 | 65 |
Zoom out to the full SE25 district report for the type split, monthly volumes and how SE25 compares with its neighbours.
Before you sell in SE25 4: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SE25 4's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim SE25 4.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to SE25 4. Free after a one click sign in.
Two maps carry on from here: every SE25 4 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.