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South Norwood market report SE25 5, London
The SE25 5 (South Norwood) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 5,167 sales registered with HM Land Registry in SE25 5 (London) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical SE25 5 (London) home changed hands for £403,000 in 2026 (median of 44 registered sales, up 12% on five years earlier), with the mean at £387,100, and by floor area homes here have averaged about £5,260 per square metre over the last five years. Source: 5,167 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like SE25 5 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 5 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 5
Take the 44 registered 2026 sales in SE25 5 and the middle price, the median, is £403,000. The mean lands at £387,100, nearly identical to it, meaning sales cluster closely around the typical figure.
What a square metre costs in SE25 5
A square metre of SE25 5 home has cost about £5,260 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
The national median for England and Wales is £285,000, which puts SE25 5 41% above the country at large.
The price of a typical SE25 5 home, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £403,000 | £403,000 | 44 |
| 2025 | £362,500 | £371,168 | 120 |
| 2024 | £357,200 | £379,777 | 98 |
| 2023 | £360,000 | £395,552 | 99 |
| 2022 | £345,000 | £404,552 | 139 |
| 2021 | £360,000 | £455,806 | 173 |
| 2020 | £339,800 | £440,898 | 100 |
| 2019 | £351,500 | £460,732 | 99 |
| 2018 | £335,000 | £446,561 | 111 |
| 2017 | £312,500 | £426,219 | 160 |
| 2016 | £300,000 | £419,703 | 130 |
| 2015 | £263,000 | £371,619 | 141 |
| 2014 | £215,000 | £305,015 | 182 |
| 2013 | £200,000 | £287,780 | 158 |
| 2012 | £180,000 | £264,938 | 73 |
| 2011 | £184,500 | £278,524 | 64 |
| 2010 | £188,200 | £295,146 | 60 |
| 2009 | £160,000 | £257,201 | 71 |
| 2008 | £187,000 | £306,532 | 103 |
| 2007 | £191,500 | £324,837 | 257 |
| 2006 | £173,500 | £301,174 | 247 |
| 2005 | £159,000 | £282,956 | 189 |
| 2004 | £160,000 | £290,591 | 234 |
| 2003 | £149,200 | £274,863 | 234 |
| 2002 | £123,500 | £232,364 | 277 |
| 2001 | £97,000 | £186,478 | 319 |
| 2000 | £83,000 | £162,888 | 227 |
| 1999 | £70,500 | £140,503 | 278 |
| 1998 | £64,000 | £129,189 | 195 |
| 1997 | £54,200 | £111,153 | 234 |
| 1996 | £51,800 | £109,244 | 178 |
| 1995 | £48,000 | £104,345 | 173 |
In cash terms the typical SE25 5 home went from £48,000 in 1995 to £403,000 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 286%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2019; the current median sits about 13% below that. Someone who bought at the 2019 peak has not yet seen that price back in real terms.
Year-on-year change in the SE25 5 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 2002 (+27.3% on the year before); the weakest, 2009 (−14.4%). 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) | +11.2% | +8.6% |
| 5 years (since 2021) | +2.3% | −2.4% |
| 10 years (since 2016) | +3.0% | −0.4% |
| 20 years (since 2006) | +4.3% | +1.5% |
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
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
SE25 5 recorded 44 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 248 sales a year before the financial crisis and 100 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.
What homes rent for around SE25 5
For renting purposes SE25 5 sits in Croydon. The ONS average private rent there is £1,572 a month (May 2026). Size sets most of the rent: one-beds average £1,256 a month here against £2,654 for four or more bedrooms.
Average monthly rent by size, Croydon
ONS Price Index of Private Rents, May 2026.
Against the £403,000 median purchase price, a rent of £1,572 a month (£18,864 a year) works out at a 4.7% 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.
How SE25 5 trades
This is a thin market: 44 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict.
SE25 5 (South Norwood): the questions that come up
Are property prices falling in SE25 5 (South Norwood)?
Is SE25 5 (South Norwood) a good place to buy a house?
How much did a house sell for in SE25 5 (South Norwood)?
Will SE25 5 prices rise from here?
The record answers a different question than "what happens next": the median is up 12% over five years in cash but down 12% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
SE25's current homes for sale
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 5: live asking prices are collected per district.
22% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every SE25 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
What another bedroom costs in SE
Real sold prices by size across the SE area, straight from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the SE area is the point: the same five years treated these districts very differently.
SE area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in SE25
Sector boundaries hide real price steps. The rest of SE25, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE25 4 | £430,000 | 55 |
| 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.
Selling in SE25 5? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SE25 5'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.
Estate agents working SE25 5: the featured spot on this report is free for founding agents, one per district. Claim SE25 5.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SE25 5. Free, with a one click sign in.
The live map plots every individual SE25 5 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on 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.