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South Norwood market report SE25, London
The SE25 (South Norwood) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 19,928 sales recorded by HM Land Registry in SE25 (London) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to August 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register. Page updated 19 October 2026.
In short: 191 registered 2026 sales put the SE25 (London) median at £412,500, up 11% on five years earlier, with a mean of £406,400, and by floor area homes here have averaged about £5,270 per square metre over the last five years. Everything rests on 19,928 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
SE25 is a postcode district covering South Norwood in London. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where SE25 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 SE25 homes really sell for
Across 191 registered 2026 sales, the typical (median) SE25 home went for £412,500. The mean is £406,400, almost on top of it, so sales bunch tightly around the typical price.
SE25 prices by floor area
A square metre of SE25 home has cost about £5,270 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.
Set against the £285,000 England and Wales median, SE25 sits 45% above the national market.
A typical SE25 home, priced year by year (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 | £412,500 | £412,500 | 191 |
| 2025 | £409,000 | £418,780 | 413 |
| 2024 | £384,500 | £408,802 | 364 |
| 2023 | £381,200 | £418,846 | 394 |
| 2022 | £393,000 | £460,837 | 482 |
| 2021 | £370,000 | £468,468 | 585 |
| 2020 | £362,500 | £470,351 | 393 |
| 2019 | £362,000 | £474,495 | 365 |
| 2018 | £345,000 | £459,892 | 398 |
| 2017 | £333,000 | £454,179 | 496 |
| 2016 | £315,000 | £440,688 | 549 |
| 2015 | £277,000 | £391,401 | 611 |
| 2014 | £233,000 | £330,551 | 679 |
| 2013 | £210,000 | £302,169 | 473 |
| 2012 | £185,000 | £272,297 | 361 |
| 2011 | £187,000 | £282,298 | 293 |
| 2010 | £190,000 | £297,969 | 271 |
| 2009 | £180,000 | £289,352 | 304 |
| 2008 | £187,800 | £307,844 | 438 |
| 2007 | £193,000 | £327,382 | 1,019 |
| 2006 | £176,000 | £305,514 | 905 |
| 2005 | £165,000 | £293,634 | 713 |
| 2004 | £160,000 | £290,591 | 930 |
| 2003 | £150,000 | £276,336 | 949 |
| 2002 | £125,000 | £235,186 | 1,115 |
| 2001 | £100,000 | £192,245 | 1,081 |
| 2000 | £83,000 | £162,888 | 994 |
| 1999 | £71,000 | £141,499 | 1,027 |
| 1998 | £64,000 | £129,189 | 883 |
| 1997 | £56,500 | £115,870 | 886 |
| 1996 | £52,500 | £110,720 | 736 |
| 1995 | £46,000 | £99,997 | 630 |
In cash terms the typical SE25 home went from £46,000 in 1995 to £412,500 in 2026, roughly 9 times the price. Inflation explains only part of it: in today's money the rise is still about 313%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2019. 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 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 (+25.0% on the year before); the weakest, 2009 (−4.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 49% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £528,000 against £295,000 for a flat, 1.8 times the price.
Median by property type, SE25
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £528,000 (2025) | – | 273 |
| Semi-detached | £531,000 | 15 | 1,695 |
| Terraced | £475,000 | 99 | 8,138 |
| Flats | £267,500 | 77 | 9,810 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | +0.9% | −1.5% |
| 5 years (since 2021) | +2.2% | −2.5% |
| 6 years (since 2020) | +2.2% | −2.2% |
| 10 years (since 2016) | +2.7% | −0.7% |
| 20 years (since 2006) | +4.4% | +1.5% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
The turnover behind the prices
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
The register shows 318 SE25 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 963 sales a year before the financial crisis and 369 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.
The shape of the SE25 market
Among the 28 measurable districts of its area, SE25 ranks 25 by median price: towards the affordable end.
What tenants pay around SE25
The local authority for SE25 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 £412,500 median purchase price, a rent of £1,572 a month (£18,864 a year) works out at a 4.6% 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.
Asked and answered: SE25 (South Norwood)
Are property prices falling in SE25 (South Norwood)?
Is SE25 (South Norwood) a good place to buy a house?
How much did a house sell for in SE25 (South Norwood)?
Will SE25 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is up 11% over five years in cash but down 12% 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 is for sale in SE25 right now
Everything above is what homes in SE25 sold for. The live side of the market holds 351 homes at the moment, listed by 10 agents publishing to HomesIndex, at a typical asking price 9% below the SE25 median sold price.
Set against 318 registered sales in the last twelve months, the 351 homes on the market here are roughly 13 months of supply at last year's pace, and more in reality, since only agents who publish to HomesIndex are counted. That is a long queue: stock is building faster than it sells, which is the buyer's moment to negotiate.
15% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
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.
SE25: the homes on offer and the homes that go
Semi-detached homes are 9% of what sold in SE25 over 2024 and 2025 but only 0% of what is listed now: they sell, and there are few to choose from, so a good one is unlikely to hang about.
| Type | Share of homes for sale now | Share of sales, 2024 and 2025 |
|---|---|---|
| Detached | 0% | 1% |
| Semi-detached | 0% | 9% |
| Terraced | 55% | 46% |
| Flats | 45% | 43% |
The listing shares count homes published to HomesIndex by agents today; the sales shares count HM Land Registry registrations. Listings typed only as "house", "bungalow" or similar, which the register would file under one of the four forms, are excluded from the listing side.
The SE25 sales calendar
Take the 2,238 SE25 sales dated 2021 to 2025 and sort them by month: March completions lead with 11.3% of the total, April trails with 6.3%. The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 159 | 7.1% |
| February | 163 | 7.3% |
| March | 252 | 11.3% |
| April | 140 | 6.3% |
| May | 165 | 7.4% |
| June | 244 | 10.9% |
| July | 181 | 8.1% |
| August | 166 | 7.4% |
| September | 231 | 10.3% |
| October | 185 | 8.3% |
| November | 182 | 8.1% |
| December | 170 | 7.6% |
The price of an extra bedroom in SE
Real sold prices by size across the SE area, straight 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 | £480,000 | — | £670,000 | £850,000 (+27%) | £1,276,500 (+50%) |
| Semi-detached | £375,000 | £475,000 (+27%) | £597,500 (+26%) | £815,000 (+36%) | £1,233,000 (+51%) |
| Terraced | £378,500 | £445,000 (+18%) | £580,000 (+30%) | £786,000 (+36%) | £960,000 (+22%) |
| Flat | £330,000 | £425,000 (+29%) | £530,000 (+25%) | £650,000 (+23%) | £785,000 (+21%) |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
SE25 ranks 3 of 28 in the SE area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
SE area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside SE25, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
How SE25 compares nearby
Same city, different markets. The dearest districts of the SE area, and SE25 itself, which ranks 25 of 28 by median price:
| District | Median | 5-year |
|---|---|---|
| SE21 | £730,000 | +7% |
| SE24 | £648,200 | -6% |
| SE22 | £642,500 | +0% |
| SE4 | £597,500 | +6% |
| SE27 | £562,500 | +7% |
| SE1 | £560,000 | -20% |
| SE15 | £520,000 | -2% |
| SE3 | £514,500 | +2% |
| SE5 | £500,000 | +6% |
| SE7 | £500,000 | +3% |
| SE10 | £500,000 | -15% |
| SE23 | £500,000 | +4% |
| SE17 | £483,000 | -3% |
| SE11 | £480,000 | -14% |
| SE26 | £480,000 | +4% |
| SE9 | £475,000 | +7% |
| SE12 | £460,000 | +2% |
| SE6 | £450,000 | +3% |
| SE16 | £450,000 | -3% |
| SE14 | £445,000 | -7% |
| SE19 | £430,000 | -4% |
| SE2 | £426,500 | +14% |
| SE13 | £421,000 | -2% |
| SE25 (this report) | £412,500 | +11% |
Selling in SE25? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SE25, open the average prices map and zoom from the SE25 shading down to the sold homes on your own street. Every recorded SE25 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SE25. Free, with a one click sign in.
The live map plots every individual SE25 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.