Local market reports › SE area › SE25 › SE25 6
South Norwood market report SE25 6, London
The standing SE25 6 (South Norwood) property market report, rebuilt from the full public record every month. Underneath every chart here sit 7,728 registered sales in SE25 6 (London) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing 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: 65 registered 2026 sales put the SE25 6 (London) median at £395,000, up 13% on five years earlier, with a mean of £418,600, and by floor area homes here have averaged about £5,190 per square metre over the last five years. Everything rests on 7,728 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
SE25 6 is a postcode sector: one group of streets inside SE25 (London). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where SE25 6 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.
The going rate for a home in SE25 6
Take the 65 registered 2026 sales in SE25 6 and the middle price, the median, is £395,000. The mean lands at £418,600, a little above it, the familiar pattern where pricier homes stretch the average.
Price per square metre in SE25 6
Averaged across five years of sales, floor space in SE25 6 costs about £5,190 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
England and Wales as a whole trade at a £285,000 median, leaving SE25 6 39% above the national figure.
The price of a typical SE25 6 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £395,000 | £395,000 | 65 |
| 2025 | £372,500 | £381,408 | 139 |
| 2024 | £372,500 | £396,044 | 132 |
| 2023 | £340,000 | £373,577 | 143 |
| 2022 | £377,500 | £442,662 | 168 |
| 2021 | £350,000 | £443,145 | 207 |
| 2020 | £350,000 | £454,132 | 144 |
| 2019 | £335,000 | £439,105 | 127 |
| 2018 | £320,000 | £426,566 | 160 |
| 2017 | £322,500 | £439,858 | 179 |
| 2016 | £305,000 | £426,698 | 213 |
| 2015 | £265,000 | £374,445 | 232 |
| 2014 | £215,000 | £305,015 | 257 |
| 2013 | £199,000 | £286,341 | 164 |
| 2012 | £175,000 | £257,578 | 99 |
| 2011 | £180,000 | £271,731 | 103 |
| 2010 | £189,000 | £296,401 | 100 |
| 2009 | £187,000 | £300,604 | 114 |
| 2008 | £180,000 | £295,058 | 174 |
| 2007 | £180,000 | £305,330 | 395 |
| 2006 | £163,800 | £284,336 | 350 |
| 2005 | £158,000 | £281,176 | 251 |
| 2004 | £150,000 | £272,429 | 372 |
| 2003 | £140,000 | £257,914 | 407 |
| 2002 | £117,200 | £220,511 | 482 |
| 2001 | £92,500 | £177,827 | 420 |
| 2000 | £77,000 | £151,113 | 421 |
| 1999 | £66,000 | £131,535 | 437 |
| 1998 | £58,500 | £118,086 | 371 |
| 1997 | £50,000 | £102,540 | 338 |
| 1996 | £47,800 | £100,808 | 314 |
| 1995 | £42,000 | £91,302 | 250 |
In cash terms the typical SE25 6 home went from £42,000 in 1995 to £395,000 in 2026, roughly 9 times the price. Adjusted for inflation it still comes to a real rise of roughly 333%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 13% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SE25 6 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 (+26.7% on the year before); the weakest, 2023 (−9.9%). 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) | +6.0% | +3.6% |
| 5 years (since 2021) | +2.4% | −2.3% |
| 10 years (since 2016) | +2.6% | −0.8% |
| 20 years (since 2006) | +4.5% | +1.7% |
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.
How many homes change hands in SE25 6
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The register shows 65 SE25 6 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 387 sales a year before the financial crisis and 129 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.
Rents around SE25 6
SE25 6 falls under Croydon, where the ONS puts the average private rent at £1,572 a month (May 2026 figures). 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.
£1,572 a month is £18,864 a year, which against the £395,000 median sold price makes a gross yield of 4.8%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
SE25 6 (South Norwood): the questions that come up
How much did a house sell for in SE25 6 (South Norwood)?
Are property prices falling in SE25 6 (South Norwood)?
Is SE25 6 (South Norwood) a good place to buy a house?
What happens to SE25 6 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 13% over five years in cash but down 11% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What you could buy in SE25 now
This is what you could actually buy today: 359 homes currently on the market from 13 agents publishing to HomesIndex.
These cover the whole SE25 district, not just SE25 6: 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 →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
What another bedroom costs in SE
Real sold prices by size across the SE area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the SE area is the point: the same five years treated these districts very differently.
Five-year change in the median, SE area districts
The biggest risers and fallers in cash terms; every row links to that district's 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 5 | £403,000 | 44 |
Zoom out to the full SE25 district report for the type split, monthly volumes and how SE25 compares with its neighbours.
Selling in SE25 6? 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 6'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.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim SE25 6.
Go deeper
Behind the answers sits the same Land Registry record as this page, with SE25 6 already set as the subject. Free, one click sign in.
See every individual SE25 6 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.