Buying a home in SE25, London. What it costs, what you get and where else to look.

Typical 3-bedroom house£489kmost £440k–£555k

Houses per m²£5,375flats £4,884

Sold last year2381,671 in five years

Prices in Croydon-3.3%on a year ago

A typical 3-bedroom house in SE25 sold for £488,945 over the last five years, in today's money; most went for between £439,579 and £554,788, for about 90 m² of space. That is 42% less than the same home across London (£840,000).

238 homes sold here in the last year: a steady market with homes coming up most weeks. Flats start at around £216k for one bedroom. Within the district, houses cost the least per m² in SE25 6 (£5,265) and the most in SE25 4 (£5,473).

Across Croydon, prices are down 3.3% on a year ago and down 0.1% over five years. Renting a similar home there costs about £1,858 a month; a 90% mortgage on the typical price would be around £2,230 a month at 4.5% over 30 years. Lenders would typically want a household income of about £98,000 for that mortgage: what £100,000 buys.

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House prices in SE25 by bedrooms

Bedrooms	Typical price	Most sell for	Size	Sold, 5 years
1	£272,944	£252k–£334k	43 m²	21
2	£415,148	£371k–£455k	71 m²	283
3	£488,945	£440k–£555k	90 m²	571
4	£544,777	£482k–£638k	112 m²	110
5+	£593,319	£560k–£708k	137 m²	41

Prices by type of home

	1 bed	2 bed	3 bed	4 bed	5+ bed
Houses	£273k	£415k	£489k	£545k	£593k
Detached	—	£414k	£520k	—	—
Semi-detached	—	£404k	£531k	£627k	£611k
Terraced	£272k	£416k	£487k	£522k	£566k
Flats	£216k	£290k	£336k	£362k	—

Typical sale price over the last five years, adjusted to today's prices with the UK House Price Index.

Price per m² across SE25

Postcode sector	Houses	Flats
SE25 4	£5,473	£4,818
SE25 5	£5,296	£4,939
SE25 6	£5,265	£4,899

Schools near SE25

Best state primary within 2 kmDavid Livingstone Academy88% met the expected standard at 11 · England 64%26 state primaries within 2 km

Best state secondary within 5 kmHarris Girls Academy Bromley68.4% got grade 5+ in English and maths · England 43.8%38 state secondaries within 5 km

Nearby areas

SE20 London · 2 km3-bed house £616k CR7 Thornton Heath · 2 km3-bed house £437k SE19 London · 2 km3-bed house £657k CR0 Croydon · 3 km3-bed house £446k BR3 Beckenham · 3 km3-bed house £658k SE26 London · 4 km3-bed house £692k SE27 London · 4 km3-bed house £722k SW16 London · 4 km3-bed house £620k

Questions about SE25

Is SE25 a good area to buy a home?

What the numbers say: a 3-bedroom house costs 42% less than across London; prices in Croydon are down 3.3% on a year ago; the best state primary nearby is above the England average (88% against 64%); the best secondary is above it (68.4% against 43.8%); 238 homes sold here last year. Whether it suits you depends on your budget and what you need nearby, so compare it with the districts around it below.

How much is a 3-bedroom house in SE25?

A typical 3-bedroom house in SE25 sold for £488,945 over the last five years, in today's money. Most sold between £439,579 and £554,788.

Is SE25 expensive for London?

A 3-bedroom house in SE25 costs 42% less than the typical 3-bedroom house across London (£840,000).

How many homes sell in SE25 each year?

238 homes sold in the last year and 1,671 in five years: a steady market with homes coming up most weeks.

What are the schools like near SE25?

The best-performing state primary within 2 km is David Livingstone Academy, where 88% of pupils met the expected standard at age 11 (England: 64%).

Where is cheaper near SE25?

For a 3-bedroom house, CR7 (£437k, 2 km).

Sources: HM Land Registry price paid data matched to the EPC register for size and bedrooms, last five years in today's prices; UK House Price Index (July 2026); ONS private rents (August 2026); DfE school performance tables. Districts with fewer than five sales of a kind are left out. The mortgage figure is an illustration, not advice.