Land by postcode · SE area · SE25
What the open records say about the SE25 postcode district in Greater London: recent sales, planning designations and controls, and the council that decides applications. District-level facts to read before you sell or develop a plot in Croydon, London.
Residential sales recorded by HM Land Registry between 2024-08 and 2026-07. This is market context for the district, not a land valuation: what a plot is worth depends on what can be built on it, which these figures do not show.
Sales in 24 months
732
Median sale price
£408,250
Median £ per m² of floor area
£5,667
Median, last 12m vs prior 12m
-2.1%
£410,000 → £401,500
Mix of sales: 1% detached, 10% semi-detached, 47% terraced, 41% flats.
New-build sales 2023–2024: 11 of 757 (1%). A rough proxy for recent building activity: these are homes sold by builders, not development sites.
For each designation on the planning.data.gov.uk register, the share of the 637 live postcodes in SE25 whose centroid falls inside it. This measures postcodes, not land area, and says nothing about any individual plot.
63 of 637 postcodes
South Norwood · Church Road, Upper Norwood
No postcodes in SE25 fall inside: Green Belt, National Landscape (AONB), National Park, Article 4 Direction area.
Flood zones, tree preservation orders, local plan allocations, settlement boundaries and non-designated heritage are not included here and are checked in a full assessment.
None of these designations covers more than a small share of postcodes in SE25. What can be built on a given plot is decided by the local plan, settlement boundaries and site-specific matters such as access, flood risk and neighbours, none of which this page measures.
These are district-level facts. The free assessment checks your actual boundary against the same registers and the local plan and tells you plainly what they mean for your plot.
Decided planning applications in SE25 since 2021, from the council registers, grouped by the kind of scheme a landowner might be weighing up. Extensions, conditions and tree works are left out. Counts, not estimates.
Taken from the units table on the planning form itself, so this is homes actually created, not a reading of the description. 73 decided since 2021, 39 refused, typically 100 days to a decision.
27 of 73
approved, 37%
47% across London
61 homes approved of 184 applied for
Approved examples
5 Dagmar Road South Norwood London SE25 6HZ (8 new homes)
Demolition of the existing dwelling and construction of a new four storey building comprising 8 apartments with associated private and commu...
Approved 2021-12-02, Croydon ref 21/01032/FUL
Elizabeth Cottage Rear Of 63 Portland Road South Norwood London SE25 4UN (2 new homes)
Refurbishment of existing Elizabeth Cottage. Erection of 2 additional dwellings with associated amenity space, cycle and refuse storage.
Approved 2022-04-13, Croydon ref 21/05597/FUL
Becton Court 284 Holmesdale Road South Norwood London SE25 6HS (2 new homes)
Erection of one additional storey to provide 2no. self-contained flats within a mansard roof including alterations to facades of existing bu...
Approved 2024-02-01, Croydon ref 23/04076/FUL
By the kind of plot, from the wording of each proposal:
3 decided since 2021, typically 280 days to a decision
2 of 3
approved
41% across London
Approved examples
13 Birchanger Road South Norwood London SE25 5BA
Conversion of an existing semi-detached dwelling into two self-contained residential flats.
Approved 2023-11-29, Croydon ref 23/00720/FUL
49 Farnley Road South Norwood London SE25 6NX
Conversion of existing dwelling into 1 x 3 bedroom and 1 x 2 bedroom flats with external alterations with 1 parking area, amenity spaces and...
Approved 2024-05-31, Croydon ref 24/00351/FUL
65 decided since 2021, 42 refused, typically 140 days to a decision
20 of 65
approved, 31%
43% across London
Approved examples
The Former Gladstone P.H. 167 Portland Road South Norwood London SE25 4UY
Erection of an additional storey to accommodate 1 flat, with associated refuse and cycle storage
Approved 2021-06-30, Croydon ref 21/01683/FUL
17 Cranleigh Gardens South Norwood London SE25 6UH
Erection of garden annex ancillary to use of the main house and alterations to existing land levels including excavation works.
Approved 2022-02-24, Croydon ref 21/03536/HSE
Elizabeth Cottage Rear Of 63 Portland Road South Norwood London SE25 4UN
Refurbishment of existing Elizabeth Cottage. Erection of 2 additional dwellings with associated amenity space, cycle and refuse storage.
Approved 2022-04-13, Croydon ref 21/05597/FUL
4 decided since 2021, typically 165 days to a decision
3 of 4
approved
49% across London
Approved examples
5 Dagmar Road South Norwood London SE25 6HZ
Demolition of the existing dwelling and construction of a new four storey building comprising 8 apartments with associated private and commu...
Approved 2021-12-02, Croydon ref 21/01032/FUL
69 Whitehorse Lane South Norwood London SE25 6RA
Demolition of existing dwelling and erection of replacement two-storey semi-detached dwelling
Approved 2022-02-09, Croydon ref 21/05973/FUL
69 Whitehorse Lane South Norwood London SE25 6RA
Demolition of existing dwelling and erection of replacement two-storey semi-detached dwelling
Approved 2022-06-15, Croydon ref 22/01600/FUL
10 decided since 2021, 4 refused, typically 174 days to a decision
5 of 10
approved, 50%
45% across London
Approved examples
12A Portland Road South Norwood London SE25 4PF
Conversion of the upper floors of the building to form 2x 1-bedroom 1-person flats (Use Class C3) with provision of associated cycle and ref...
Approved 2024-11-29, Croydon ref 22/05231/FUL
31 Clifford Road South Norwood London SE25 5JJ
Change of use of ground floor/basement unit from Class E (retail) to Class C3 (Dwellings). Removal of extractor fan and chimney. Alterations...
Approved 2023-04-20, Croydon ref 23/00338/FUL
31 Clifford Road South Norwood London SE25 5JJ
Change of use of ground floor/basement unit from Class E (retail) to Class C3 (Dwellings). Removal of extractor fan and chimney. Alterations...
Approved 2025-05-01, Croydon ref 24/02802/FUL
Also decided here: 26 applications for outbuildings, annexes or garden buildings, 15 approved, typically 100 days.
Decided planning applications (not extensions, conditions or tree works) in this postcode district from the councils' own registers, classified by the wording of each proposal. Counts, not estimates; where a class has fewer than three applications it is not shown.
Croydon covers 100% of the sampled postcodes in SE25.
Draw your boundary, tell us what you own, and an architect checks it against these registers and the local plan. Free, no obligation, and you get a straight written answer.
It depends on where the plot sits, not on the district average. In SE25, 0% of postcodes are in the Green Belt, 10% in a conservation area. Outside those designations the questions that decide it are whether the plot is inside or adjoining the settlement boundary in the local plan, whether it has its own road access, and what is next to it. A plot on the edge of a village or town with access has the best chance; an open field outside the settlement boundary rarely gets consent for housing whatever the market is doing.
No Article 4 direction is recorded for SE25, so houses keep their normal permitted development rights for outbuildings and extensions within the size limits. Those rights do not extend to agricultural land, paddocks or a change of use to residential, which normally need permission or prior approval.
Developers look at three things before they talk about price: whether the plot is outside the Green Belt and any National Landscape, whether it sits inside or beside the settlement boundary, and what finished homes sell for. In SE25 the median sale is £408,250, and only 1% of 2023–2024 sales were new-build homes, so builders have been quiet here. A single plot usually goes to a local builder or a self-builder; a site for five or more homes attracts regional housebuilders, normally through an option or a conditional contract rather than an outright purchase, so the price you see quoted is not the price you receive.
There is no district figure for land, because a plot's value comes from what can be built on it, not from where it is. As a guide, a serviced plot with consent for one house commonly sells for around a third of the finished house value, which in SE25 would be measured against a £408,250 median sale. The same plot without consent, or inside the Green Belt, is worth a small fraction of that, and a paddock with no realistic route to consent is worth agricultural or amenity value only. The free check tells you which of those your plot is before you talk to anyone about a price.
Three places: Croydon's local plan and its policies map for the settlement boundary and allocations, the council's planning register for what has been approved or refused on neighbouring land, and planning.data.gov.uk for the national designations. That is an evening's work if you know what you are looking for. The alternative is to draw your boundary on this site: an architect checks it against the same records and writes back within 48 hours with a plain answer, free and without obligation.
Computed from open-data records; district-level, not plot-level measurements. Sales: HM Land Registry Price Paid Data (2024-08-01 to 2026-07-31), © Crown copyright, Open Government Licence. Designations: planning.data.gov.uk (OGL), retrieved 2026-09-05; conservation areas and Article 4 directions are made locally and published on that national register. Postcode centroids: OS Code-Point Open 2026.3.0, contains OS data © Crown copyright and database right 2026. Place name is the most common post town in the sales records. Figures computed 2026-09-06.