Key indicators for buyers
The SE25 market presents a mixed picture for buyers. Prices are rising at 23.8%, which may favour acting sooner rather than later. Affordability has improved from a peak of 11.8x in 2021 to 10.6x today. Rising rents (£1,556/mo, +4.2%) mean the cost of waiting is real.
Yearly averages · HM Land Registry Price Paid Data
2026averages · HM Land Registry Price Paid Data
House price ÷ median earnings · ONS data
Affordability data shown for wider Croydon area
A home in Croydon costs 10.6x the local median salary — very stretched, improving from a peak of 11.8x in 2021.
Average monthly rent · ONS Private Rental Index
Rental data shown for wider Croydon area
Average monthly rent in Croydon is £1,556, up 4.2% year-on-year. Rents have risen consistently over the past five years.
2yr fixed · 75% LTV · 25yr term · BoE avg. rate
Based on the average Croydon price of £525,000 with a 25% deposit (£131k), a 2-year fixed mortgage at 3.97% costs around £2,072 per month.
Monthly cost comparison based on current data
Uses SE25 avg. price with Croydon rental data
Monthly mortgage payments (£2,072) are £516 more than renting (£1,556). However, buying requires an upfront deposit of £131k — it would take around 15 years to recoup that cost compared to renting and investing the difference.
Latest transactions · HM Land Registry Price Paid Data
| Address | Type | Price | Date |
|---|---|---|---|
69, SANGLEY ROAD SE25 6QX | Terraced | £484,500 | 23 Jan 2026 |
84, HOLMESDALE ROAD SE25 6JF | Semi-detached | £535,000 | 22 Jan 2026 |
188, HOLMESDALE ROAD SE25 6PT | Terraced | £316,000 | 15 Jan 2026 |
53, APSLEY ROAD SE25 4XT | Semi-detached | £517,000 | 12 Jan 2026 |
76, BIRCHANGER ROAD SE25 5BG | Semi-detached | £650,000 | 9 Jan 2026 |
FLAT 2, 319, PORTLAND ROAD SE25 4RA | Flat/Maisonette | £300,000 | 9 Jan 2026 |
16B, BALFOUR ROAD SE25 5JX | Flat/Maisonette |
Data sources (all free & public): HM Land Registry Price Paid Data & UK House Price Index · ONS Housing Affordability Ratios · ONS Private Rental Index · Bank of England Quoted Household Interest Rates · HMRC Monthly Property Transactions
Contains HM Land Registry data © Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0.
The average property in SE25 sold for £525,000 in 2026, with a median of £517,000 across 9 transactions. Prices rose 23.8% compared to the previous year.
| £360,000 |
| 8 Jan 2026 |
2, WRIGHTS ROAD SE25 6RY | Terraced | £690,000 | 7 Jan 2026 |
64, WHITWORTH ROAD SE25 6XJ | Semi-detached | £872,500 | 6 Jan 2026 |
FLAT 28, PIERREPOINT, ROSS ROAD SE25 6SD | Flat/Maisonette | £210,000 | 19 Dec 2025 |
192, ALBERT ROAD SE25 4RL | Terraced | £555,000 | 19 Dec 2025 |
FLAT 3, 196, WOODSIDE GREEN SE25 5EW | Flat/Maisonette | £467,000 | 19 Dec 2025 |
FLAT 3, 14A, BURGOYNE ROAD SE25 6JT | Flat/Maisonette | £280,000 | 19 Dec 2025 |
54, WHARNCLIFFE GARDENS SE25 6DQ | Terraced | £607,000 | 18 Dec 2025 |
24, ROSS ROAD, SOUTH NORWOOD SE25 6SE | Terraced | £560,000 | 18 Dec 2025 |
1, SUNNYCROFT ROAD SE25 4TB | Terraced | £540,000 | 17 Dec 2025 |
2A, MICHAEL ROAD SE25 6RN | Semi-detached | £485,000 | 17 Dec 2025 |
12A, CARMICHAEL ROAD SE25 5LT | Flat/Maisonette | £265,000 | 16 Dec 2025 |
31, WOODSIDE AVENUE SE25 5DW | Terraced | £492,500 | 12 Dec 2025 |
50, APSLEY ROAD SE25 4XT | Terraced | £470,000 | 12 Dec 2025 |
The most recent recorded sale in SE25 was a terraced property on Sangley Road for £484,500 in January 2026. Across the last 20 sales, the median price was £492,500.