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On Watcombe Road, in South Norwood Park
What it's like at SE25 4XA: every home that has sold on Watcombe Road since 1995 and who owns them, what's happening down the road, crime on the street, a day in the life, history on the doorstep and what's changing nearby. Moving, buying, selling, improving or investing? Pick a lens above for what matters to you.
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Compared with all 7,264 neighbourhoods in England and Wales (council well-being: all councils). Open a tab below for the detail.
ORR, DfE, police.uk, OS Terrain 50 and Open Greenspace, Forestry Commission, Defra noise maps (England), Xoserve. Every distance: Moving; radon, ground and flood checks: Buying.
8 homes on the street extended (energy certificates).
Sales and extensions on Watcombe Road; planning applications within 500 m (Planning London Datahub); new homes, planning permissions and schools within 1 km over the last five years. Everything changing within 2 km.
3 of the 73 homes on the street are owned by companies.
| 1, Watcombe RoadTerraced | Mar 2023 | £555,000 | 129 m² | £4,302/m² | 3 |
|---|---|---|---|---|---|
| 7, Watcombe RoadTerraced | Jul 2026 | £535,000 | 88 m² | £6,080/m² | 3 |
| 9, Watcombe RoadTerraced | Aug 2014 | £260,000 | 73 m² | £3,562/m² | 2 |
| 11, Watcombe RoadTerraced · company-owned | Jan 2020 | £315,000 | 73 m² | £4,315/m² | 3 |
| 13, Watcombe RoadTerraced | Aug 2024 | £472,750 | 80 m² | £5,909/m² | 1 |
| 15, Watcombe RoadTerraced | Dec 1998 | £72,500 | 77 m² | £942/m² | 1 |
| 17, Watcombe RoadTerraced | Jan 2014 | £243,200 | 74 m² | £3,286/m² | 5 |
| 19, Watcombe RoadTerraced | Oct 2014 | £304,000 | 77 m² | £3,948/m² | 1 |
| 21, Watcombe RoadTerraced | Jul 2023 | £575,000 | 101 m² | £5,693/m² | 3 |
| 23, Watcombe RoadTerraced | May 2013 | £250,000 | 105 m² | £2,381/m² | 3 |
| 25, Watcombe RoadTerraced | Jun 2026 | £472,500 | 73 m² | £6,473/m² | 3 |
| 29, Watcombe RoadTerraced | Jul 2005 | £180,000 | – | – | 1 |
| 31, Watcombe RoadTerraced | Jul 2019 | £375,000 | 79 m² | £4,747/m² | 2 |
| 35, Watcombe RoadTerraced | May 2022 | £570,000 | 121 m² | £4,711/m² | 3 |
| 37, Watcombe RoadTerraced | May 2004 | £174,000 | – | – | 1 |
| 39, Watcombe RoadTerraced | Feb 2005 | £182,000 | – | – | 2 |
| 41, Watcombe RoadSemi-detached | Mar 2025 | £487,000 | 74 m² | £6,581/m² | 3 |
| 43, Watcombe RoadTerraced | Nov 2002 | £140,000 | 73 m² | £1,918/m² | 1 |
| 45, Watcombe RoadTerraced | Nov 2011 | £186,000 | 78 m² | £2,385/m² | 2 |
| 49, Watcombe RoadTerraced | Mar 2006 | £192,995 | – | – | 3 |
| 51, Watcombe RoadSemi-detached | Jun 2006 | £202,000 | 81 m² | £2,494/m² | 1 |
| 53, Watcombe RoadTerraced | Jun 2014 | £295,000 | 78 m² | £3,782/m² | 1 |
| 57, Watcombe RoadTerraced | Jul 2022 | £450,000 | 83 m² | £5,422/m² | 3 |
| 59, Watcombe RoadTerraced | Aug 2015 | £351,000 | 85 m² | £4,129/m² | 3 |
| 61, Watcombe RoadTerraced | Jun 2025 | £500,000 | 91 m² | £5,495/m² | 6 |
| 63, Watcombe RoadTerraced | Aug 2007 | £187,500 | – | – | 1 |
| 65, Watcombe RoadTerraced | Nov 2024 | £481,000 | 81 m² | £5,938/m² | 5 |
| 71, Watcombe RoadTerraced | Jun 2004 | £179,000 | 90 m² | £1,989/m² | 1 |
| 73, Watcombe RoadTerraced | Jan 2021 | £457,000 | 86 m² | £5,314/m² | 4 |
| 75, Watcombe RoadTerraced | Dec 1998 | £82,000 | – | – | 1 |
| 77, Watcombe RoadTerraced | Aug 2003 | £182,000 | – | – | 2 |
| 81, Watcombe RoadTerraced | Nov 2013 | £242,000 | 79 m² | £3,063/m² | 2 |
| 83, Watcombe RoadTerraced | May 2019 | £418,500 | 82 m² | £5,104/m² | 2 |
| 85, Watcombe RoadTerraced | Mar 2012 | £180,000 | 109 m² | £1,651/m² | 1 |
| 89, Watcombe RoadTerraced | May 2026 | £415,000 | 74 m² | £5,608/m² | 4 |
| 91, Watcombe RoadTerraced | Nov 2018 | £418,000 | 110 m² | £3,800/m² | 1 |
The nearest station is Arena tram stop, about a 5-minute walk (550 m). The nearest rail station is Norwood Junction, 750 m away, with 4.6m journeys a year.
The nearest bus stop is Harrington Road South Norwood, 200 m away, with a bus about every 4 minutes on weekdays (routes 312, 130, 197); 71 departures an hour from the 5 stops within a 5-minute walk.
Rail is a big part of life: 17% of workers commuted by train or Tube.
Central London is 14 km away as the crow flies.
The nearest primary school is Oasis Academy Ryelands, a few minutes' walk (100 m); 73% met the expected standard.
The closest top-rated primary is Stewart Fleming Primary School (1.1 km).
The nearest secondary is Oasis Academy Arena, 400 m away; Attainment 8: 37.6 · 4.4% of GCSEs at 8–9.
Top-rated secondaries within reach: Harris Academy Beckenham (2.5 km) and Harris Girls Academy Bromley (2.9 km).
Grammar schools are within reach: Wilson's School (6 km) and Wallington County Grammar School (6.7 km).
It's a family area: 21% of residents are under 15.
The nearest supermarket is Tesco, 150 m away; Ryelands Eco Store At Oasis Academy Ryelands (100 m) for top-ups.
The nearest GP surgery is Country Park Practice (250 m), with Fishers Enmore Pharmacy the closest pharmacy (250 m).
For a haircut, The Cutting Room is 1.1 km away.
The nearest full A&E is Croydon University Hospital, 3.4 km away, rated requires improvement by the CQC.
At its trust, 63% of major A&E patients were seen within 4 hours in September 2026 (the NHS standard is 95%), and 73% of people waiting for planned treatment had waited under 18 weeks (typical wait 11 weeks).
It's quiet in the evenings: only 4 restaurants, cafés and pubs in the neighbourhood itself.
Baller's Pot Of Paradise is the closest café or restaurant (150 m), and The Portland Arms the nearest pub (150 m).
Crime is around the national middle: about 86 per 1,000 residents a year.
It's a mix of homes: 20% flats and 4% detached houses.
The typical home here was built in 1930s.
The nearest park is Woodside Green, 600 m away; for exercise, South Norwood Leisure Centre (200 m).
A swim is a short trip away: The Serpentine - Hyde Park, 15 km away, was rated good for water quality in 2025.
Air quality is around the national middle (nitrogen dioxide 15.0 µg/m³).
45 places on this map are within about a 10-minute walk.
Walking times are estimates from straight-line distance. Food businesses from the FSA food hygiene register; schools from the DfE register; nurseries from Ofsted's childcare register; care homes from the Care Quality Commission; pools, sports halls, tennis and golf from Sport England Active Places (contains data © Sport England); everything else © OpenStreetMap contributors (ODbL). Map © OpenFreeMap, OpenMapTiles, OpenStreetMap contributors.
Croydon East constituency: Natasha Irons MP (Labour), since July 2024. 2024 general election: Lab hold, majority 6,825 (15.6%), turnout 57%. Vote shares: Labour 42%, Conservative 27%, Reform UK 13%, Green Party 9%.
28 new homes, planning permissions and school changes on record within 2 km, plus energy projects, road works, storm overflows and major infrastructure. Everything changing near SE25 4XA →
From HM Land Registry sale records (standard sales) and energy certificates. Tap a home for its full history.
For holidays, London City is 15 km away, and London Gatwick, with far more destinations, 28 km.
Most households own their home, 15% rent privately.
Written from the figures on this page: Census 2021, DfT journey times (2019), NaPTAN/ORR, Ofsted, CQC, FSA, police.uk and planning registers. Figures describe the neighbourhood around the street.
Tap a type to see what it covers and how it has changed in Croydon since 2011.
police.uk, 2025-09 to 2026-08. Crimes are mapped to the nearest of a set of anonymised points and labelled with that point's street, so busy roads and junctions collect crimes from nearby; the street has about 73 homes that have sold since 1995. Greater Manchester Police data is not published, and national totals leave Greater Manchester out.
On this street: 1 of 61 homes with certificates have solar panels, 1 a heat pump, and 4 are heated by something other than mains gas.
| Neighbourhood | Council | England and Wales | |
|---|---|---|---|
| Homes with solar panels | 0.5% | 0.6% | 1.2% |
| Heated by a heat pump | 0.2% | 0.6% | 1.0% |
| Mains gas | 97.0% | 86.2% | 84.0% |
| Oil or LPG | 0.2% | 0.1% | 4.1% |
| Electric heating | 2.4% | 8.4% | 8.3% |
| Community heating | 0.1% | 4.7% | 2.1% |
From each home's latest energy certificate, so panels or heat pumps fitted since aren't counted and the shares are lower than today's real figures. Compare areas in the data explorer.
Nearest: The Serpentine - Hyde Park · about 38 min
Nearest: Battersea Park Children's Zoo · about 35 min
The most notable of each. Rough times by car in free-flowing traffic, between neighbourhood centres. Check opening times before you travel.