Watcombe Road, London, SE25 4XA

People

Gender

In the UK, the overall gender distribution is approximately 49% male and 51% female. However, the area surrounding SE25 4XA, has a female population slightly higher than UK average, with 54% of residents being female. Several factors can contribute to this. Women generally live longer than men, resulting in a higher proportion of women in neighborhoods with significant elderly populations. Typically, as people grow older, they tend to relocate from city center addresses to suburban areas, smaller towns, and rural locations. Consequently, these areas often have a higher number of females. A higher female population can also be found in areas with industries that employ more women, such as healthcare, education, and retail.

	2011	2021	10y change (pp)	UK Average	postcode vs UK (pp)
Female	53.6%	54%	0.4%	51.0%	3.0%
Male	46.4%	46%	-0.4%	49.0%	-3.0%

Partnership Status

Across the UK, the average relationship status breakdown is roughly 44% married, 38% single, 9% divorced, 6% widowed, and 2% separated.

In the immediate area around SE25 4XA, a significant portion of the population is single, making up 51.9% of the residents. On average, approximately 38% of individuals who responded to the census in the UK were single. Areas with higher single populations are typically urban centers, university towns, regions with dynamic job markets, rich cultural offerings and entertainment facilities. These regions also tend to have a younger demographic.

	2011	2021	10y change (pp)	UK Average	postcode vs UK (pp)
Single	44.8%	51.9%	7.1%	37.9%	14.0%
Married: Opposite sex	37.6%	31.6%	-6.0%	44.2%	-12.6%
Married: Same sex	0%	0.9%	0.9%	0.3%	0.6%
Civil partnership: Opposite sex	0%	0.5%	0.5%	0.1%	0.4%
Separated	4.1%	1.4%	-2.7%	2.2%	-0.8%
Divorced	9.8%	10.4%	0.6%	9.1%	1.3%
Widowed	3.6%	3.3%	-0.3%	6.1%	-2.8%

Health

Across the UK, the average 48.4% rated their health as Very Good, 33.6% as Good, 12.7% as Fair, 4% as Bad, and 1.2% as Very Bad.

Population age significantly impacts residents' health. Additionally, socioeconomic status plays a crucial role: higher income levels and lower poverty rates are linked to better health outcomes. Affluent areas benefit from higher living standards, access to private healthcare, and healthier lifestyle choices.

	2011	2021	10y change (pp)	UK Average	postcode vs UK (pp)
Very good health	44.8%	52.3%	7.5%	48.4%	3.9%
Good health	39.6%	32.7%	-6.9%	33.6%	-0.9%
Fair health	11.2%	10%	-1.2%	12.7%	-2.7%
Bad health	2.8%	3.1%	0.3%	4.0%	-0.9%
Very bad health	1.6%	1.9%	0.3%	1.2%	0.7%

Education and Qualifications

During the 2021 census, the educational qualifications of residents across the UK were as follows: 18.2% had no qualifications, 9.6% had 1-4 GCSEs, 13.4% had 5 or more GCSEs and 1-2 A/AS Levels, 16.9% had 2 or more A Levels, 33.8% held a degree (or equivalent), and 5.4% had completed an apprenticeship.

This area stands out for its high percentage of residents with higher education degree or similar. The UK average is 33.8%, while in this area it is 49.1%.

	2011	2021	10y change (pp)	UK Average	postcode vs UK (pp)
No qualifications	16.5%	13.1%	-3.4%	18.2%	-5.1%
1-4 GCSEs or Equivalent	14.9%	8.9%	-6.0%	9.6%	-0.7%
5 or more GCSEs, an A-Level or 1-2 AS Levels	15.5%	12.1%	-3.4%	13.4%	-1.3%
Apprenticeship	2.6%	0%	-2.6%	5.3%	-5.3%
HNC, HND or 2+ A Levels	11.9%	12.6%	0.7%	16.9%	-4.3%
Degree or Similar	32.5%	49.1%	16.6%	33.8%	15.3%
Other	6.2%	4.2%	-2.0%	2.8%	1.4%

Culture

Ethnic Group

In this area, the population is more ethnically diverse compared to the UK average. While 55.6% of the residents identify as white, which is lower than the UK average of 81.4%, there are significant representations of other ethnic groups.

	2011	2021	10y change (pp)	UK Average	postcode vs UK (pp)
Chinese	0.8%	1.9%	1.1%	0.7%	1.2%
Indian	1.6%	1.5%	-0.1%	3.1%	-1.6%
Pakistani	0.8%	0.4%	-0.4%	2.7%	-2.3%
Other Asian	1.6%	1.2%	-0.4%	1.6%	-0.4%
Black African	8.8%	6.9%	-1.9%	2.5%	4.4%
Black Caribbean	14%	14.7%	0.7%	1.0%	13.7%
Other Black	7.6%	5%	-2.6%	0.5%	4.5%
Mixed White and Asian	0%	0.4%	0.4%	0.8%	-0.4%
Mixed White and African	1.6%	0.8%	-0.8%	0.4%	0.4%
Mixed White and Caribbean	3.6%	6.6%	3.0%	0.9%	5.7%
Mixed Other	0.8%	2.3%	1.5%	0.8%	1.5%
White	56.4%	55.6%	-0.8%	81.4%	-25.8%
Gypsy or Irish Traveller	1.6%	0%	-1.6%	0.1%	-0.1%
Other	0.8%	2.7%	1.9%	1.6%	1.1%

Country of Birth

In this area, 70.5% of the population were born in the United Kingdom, which is lower than the UK average of 83.2%.

	2011	2021	10y change (pp)	UK Average	postcode vs UK (pp)
United Kingdom	77.2%	70.5%	-6.7%	83.2%	-12.7%
European Union	6.4%	15.7%	9.3%	6.1%	9.6%
Rest of Europe	0%	1.1%	1.1%	0.8%	0.3%
Africa	6.4%	5%	-1.4%	2.7%	2.3%
Middle East and Asia	2%	1.1%	-0.9%	5.6%	-4.5%
The Americas and the Caribbean	7.2%	3.8%	-3.4%	1.3%	2.5%
Oceania	0.8%	2.7%	1.9%	0.3%	2.4%

Length of Residence

	2011	2021	10y change (pp)	UK Average	postcode vs UK (pp)
Born in the UK	76.8%	71%	-5.8%	83.2%	-12.2%
10+ Years	0.4%	23.6%	23.2%	9.8%	13.8%
5-10 Years	2.4%	4.6%	2.2%	2.9%	1.7%
2-5 Years	4%	0.8%	-3.2%	2.2%	-1.4%
Less than 2 years	16.4%	0%	-16.4%	1.9%	-1.9%

Passport Held

	2021	UK Average	postcode vs UK (pp)
United Kingdom	71.8%	76.7%	-4.9%
Ireland	2.7%	0.6%	2.1%
France	4.2%	0.3%	3.9%
Italy	1.1%	0.6%	0.5%
Portugal	0.8%	0.5%	0.3%
Poland	5.3%	1.3%	4.0%
Romania	1.5%	0.9%	0.6%
Other EU countries	2.3%	1.5%	0.8%
Other Europe	0.8%	0.2%	0.6%
North America and the Caribbean	0.4%	0.3%	0.1%
Oceania	1.5%	0.1%	1.4%
No passport held	7.6%	13.5%	-5.9%

Religion

	2021	UK Average	postcode vs UK (pp)
No religion	41.2%	37.2%	4.0%
Christian	44.2%	46.2%	-2.0%
Buddhist	0.4%	0.5%	-0.1%
Muslim	1.9%	6.5%	-4.6%
Not answered	12.3%	6.0%	6.3%

Safety

Is Watcombe Road dangerous?

Over the last 12 months, the overall crime rate around Watcombe Road was 39.2 per 1,000 residents, which is 44.7% lower than the Shirley North average. The most reported crime type was Anti-social behaviour.

Watcombe Road has the 16th lowest crime rate of 47 local areas in Shirley North and the 255th lowest crime rate of 1,082 local areas in Croydon .

Violent and sexual offences accounted for around 7.1 crimes per 1,000 residents and have been falling year on year. Over the last decade, overall crime has fallen by about -48.6%.

🔎 See full breakdown of local crime, hotspots & trends

Affluence

Household Income

Households in this area have a slightly higher level of wealth to the average household in England and Wales. 62% of analyzed areas in England and Wales have lower average household annual income than this area.

Average Household Income
£48,400

Income Rank
7/10

Household Income in SE25 4XA, Local Authority and Region

Deprivation

Index of Multiple Deprivation (IMD) - 6/10 (average )
Indices of multiple deprivation (IMD) is used to classify the relative deprivation (a measure of poverty) of the area. It considers the following domains:
Income Deprivation Domain - 6/10 (average )
The Income Deprivation Domain measures the percentage of people in the population who are experiencing poverty due to having a low income. It includes both those who are unemployed and those who are employed but earn very little (and who satisfy the respective means tests).
Employment Deprivation Domain - 5/10 (average )
The Employment Deprivation Domain measures the proportion of the working-age population in an area involuntarily excluded from the labour market. This includes people who would like to work but are unable to do so due to unemployment, sickness or disability, or caring responsibilities.
Education, Skills and Training Domain - 6/10 (average )
The Education, Skills, and Training Deprivation Domain measures the lack of education and skills in a local area. It has two parts: one for children and young people, and one for adults. The part for children and young people looks at their school achievements ('flow'), while the part for adults looks at the number of adults without qualifications ('stock').
Health Deprivation and Disability Domain - 4/10 (below average )
The Health Deprivation and Disability Domain measures the risk of early death and poor quality of life due to bad physical or mental health. It looks at illness, disability, and early death, but not at behaviors or environments that might affect future health.
Crime Domain - 9/10 (very high )
The Crime Domain measures the risk of people and property being victims of crime in a local area.
Barriers to Housing and Services Domain - 7/10 (above average )
The Barriers to Housing and Services Domain measures how easy or hard it is to access housing and local services. It has two parts: one looks at how close local services are, and the other looks at issues like how affordable housing is.
Living Environment Deprivation Domain - 7/10 (above average )
The Living Environment Deprivation Domain measures the quality of the local environment. It has two parts: the "indoors" part looks at housing quality, and the "outdoors" part looks at air quality and road traffic accidents.
Income Deprivation Affecting Children Index (IDACI) - 7/10 (above average )
The Income Deprivation Affecting Children Index (IDACI) measures how many children aged 0 to 15 live in low-income families. It is part of the Income Deprivation Domain, which looks at how many people in an area have low incomes. This includes both those who are unemployed and those who work but earn very little (and who satisfy the respective means tests).
Income Deprivation Affecting Older People Index (IDAOPI) - 6/10 (average )
The Income Deprivation Affecting Older People Index (IDAOPI) measures the percentage of people aged 60 or older who have low income. It is part of the Income Deprivation Domain, which looks at how many people in an area have low income, including both unemployed people and those with low-paying jobs (and who satisfy the respective means tests).

Property Prices

Average property prices on Watcombe Road are based on 171 property sales since the beginning of 1995. Estimated property prices are calculated by adjusting the last sale price by current House Price Index for Croydon.
StreetScan downloads house price data directly from the HM Land Registry and uses it to create these statistics.

House Prices for Watcombe Road, London, SE25 4XA

Estimated Average Property Prices for SE25 4XA

Average Price
£439,675

Semi-Detached
£463,103

Terraced
£437,608

Detached
no sales

Flats/Maisonettes
no sales

Other
no sales

Estimated Average Property Prices for Watcombe Road

Average Price
£401,696

Semi-Detached
£406,278

Terraced
£404,000

Detached
no sales

Flats/Maisonettes
£196,753

Other
no sales

Property Prices Comparison

Latest Property Sales on Watcombe Road

Address	Sale Price	Sale Date	Price Estimate 2025
61 Watcombe Road, London, Greater London Terraced, an established residential building	£500,000	2025-06-27	£492,097
41 Watcombe Road, London, Greater London Semi-Detached, an established residential building	£487,000	2025-03-26	£484,399
89 Watcombe Road, London, Greater London Terraced, an established residential building	£390,000	2025-01-27	£382,225
65 Watcombe Road, London, Greater London Terraced, an established residential building	£481,000	2024-11-15	£475,401
13 Watcombe Road, London, Greater London Terraced, an established residential building	£472,750	2024-08-23	£469,233

View All Property Sales and Other Statistics for SE25 4XA

Employment

SE25 4XA area has a high level of entrepreneurship. Only 22% of streets have higher percent of entrepreneur residents. 12% of population in this area is self-employed, while the average in the UK is 9.7%. High number of entrepreneurs usually leads to relatively high economic growth, higher paid jobs and better quality of life in the area.

SE25 4XA area has a low unemployment rate. According to Census 2021, 2% residents of this area were unemployed, while the average in the UK was 4.83%. A low level of unemployment in an area indicates a strong job market, where most people who are seeking work can find employment. This generally reflects a healthy economy in the area.

Economic Activity

Full-Time Employee	101
Part-Time Employee	26
Self-Employed	26
Retired	23
Student (economically inactive)	13
Looking after home or family	6
Long-Term Sick or disabled	6
Other	5
Unemployed	5
Full-Time Student (with or without job)	2

Employment Industry

Human health and social work activities	23
Wholesale and retail trade; repair of motor vehicles and motor cycles	20
Public administration and defence; compulsory social security	20
Education	13
Professional, scientific and technical activities	11
Construction	10
Financial and insurance activities	8
Information and communication	5
Accommodation and food service activities	4
Transport and storage	4
Real estate activities	3
Other	2
Manufacturing	2
Administrative and support service activities	2
Electricity, gas, steam and air conditioning supply	1

Schools

Nursery

	Ofsted Overall Effectiveness	Distance	Establishment Type	Has Nursery Classes	Gender	More Info
Crosfield Nursery School Elborough Road , South Norwood SE25 5BD	3out of 4	378 yd	Local authority nursery school	Yes	Mixed	More About School
Selhurst Nursery School and Children's Centre 23 Dagnall Park , South Norwood SE25 5PL	2out of 4	1,861 yd	Local authority nursery school	Yes	Mixed	More About School
Thornton Heath Nursery School 51 Pridham Road , CR7 8RS	3out of 4	2,146 yd	Local authority nursery school	Yes	Mixed	More About School
Tunstall Nursery School Tunstall Road , CR0 6TY	4out of 4	2,372 yd	Local authority nursery school	Yes	Mixed	More About School
Dulwich Wood Nursery School Lyall Avenue , SE21 8QS	3out of 4	4,533 yd	Local authority nursery school	Yes	Mixed	More About School

Primary

	Ofsted Overall Effectiveness	Distance	Establishment Type	Has Nursery Classes	Gender	More Info
Oasis Academy Ryelands Oakley Road , South Norwood SE25 4XG	3out of 4	230 yd	Academy sponsor led	Yes	Mixed	More About School
South Norwood Primary 34 Crowther Road , South Norwood SE25 5QP	1out of 4	517 yd	Academy sponsor led	Not Applicable	Mixed	More About School
St Mark's Church of England Primary Academy Albert Road , South Norwood SE25 4JD	3out of 4	601 yd	Academy sponsor led	No	Mixed	More About School
St Thomas Becket Catholic Primary School Becket Close , Birchanger Road SE25 5BN	4out of 4	762 yd	Academy converter	No	Mixed	More About School
Heavers Farm Primary School 58 Dinsdale Gardens , South Norwood SE25 6LT	3out of 4	1,127 yd	Community school	Yes	Mixed	More About School

Secondary

	Ofsted Overall Effectiveness	Distance	Establishment Type	Has Nursery Classes	Gender	More Info
Oasis Academy Arena Albert Road , South Norwood SE25 4QL	1out of 4	413 yd	Academy sponsor led	No	Mixed	More About School
Harris Academy South Norwood Cumberlow Avenue , SE25 6AE	4out of 4	946 yd	Academy sponsor led	Not Applicable	Mixed	More About School
Eden Park High School Balmoral Avenue , BR3 3RD	- not rated	2,090 yd	Free schools	No	Mixed	More About School
Ark Blake Academy 6 Morland Road , CR0 6NA	- not rated	2,115 yd	Free schools	No	Mixed	More About School
Harris City Academy Crystal Palace Maberley Road , Upper Norwood SE19 2JH	4out of 4	2,168 yd	Academy sponsor led	Not Applicable	Mixed	More About School

16 plus

	Ofsted Overall Effectiveness	Distance	Establishment Type	Has Nursery Classes	Gender	More Info
Harris Professional Skills Sixth Form 11 Oliver Grove , SE25 6EJ	- not rated	969 yd	Free schools 16 to 19	Not Applicable	Mixed	More About School
Croydon College Fairfield Campus , College Road CR9 1DX	- not rated	3,418 yd	Further education	Not Applicable	Mixed	More About School

All-through

	Ofsted Overall Effectiveness	Distance	Establishment Type	Has Nursery Classes	Gender	More Info
Oasis Academy Shirley Park Shirley Road , CR9 7AL	3out of 4	1,493 yd	Academy sponsor led	Yes	Mixed	More About School

Not applicable

	Ofsted Overall Effectiveness	Distance	Establishment Type	Has Nursery Classes	Gender	More Info
Harris Aspire Academy 11 Oliver Grove , South Norwood SE25 6EJ	3out of 4	969 yd	Free schools alternative provision	No	Mixed	More About School
Beckmead College Tennison Road , SE25 5RR	- not rated	1,083 yd	Academy special converter	No	Mixed	More About School
Chaffinch Brook School 32 Morland Road , CR0 6NA	- not rated	1,870 yd	Academy special converter	No	Mixed	More About School
AYA College (On-Site Educational Provision) Holly Lodge , 16 Edith Road SE25 5PQ	- not rated	1,874 yd	Other independent school	Not Applicable	Mixed	More About School
BRIT School for Performing Arts and Technology 60 The Crescent , Selhurst CR0 2HN	3out of 4	2,001 yd	City technology college	No	Mixed	More About School

School statistics for this postcode are based on Ofsted rankings.

Food and Drink

Restaurants, Cafes, Canteens

Business Name	Address	Distance
Ballers Pot Of Paradise	201 - 203 Portland Road, South Norwood	149 yd
Dee's Spot	163 Portland Road, South Norwood	175 yd
Ballas Pot Of Paradise	201 Portland Road, South Norwood	175 yd
Roti Island / Porshe	209 Portland Road, South Norwood	175 yd
Tranquillity Corner	128 Portland Road, South Norwood	233 yd

Pubs, Bars, Nightclubs

Business Name	Address	Distance
The Portland Arms	152 Portland Road, South Norwood	178 yd
The Albert Tavern	The Albert, 65 Harrington Road	386 yd
The Cherry Tree	32 Station Road, South Norwood	866 yd
The Jolly Sailor	64 High Street, South Norwood	941 yd
Trude Rotisserie	The Alliance, 91 High Street	954 yd

Takeaway, Sandwich Shops

Business Name	Address	Distance
Guava Grill	243 Portland Road, South Norwood	174 yd
Chicken Express	165 Portland Road, South Norwood	175 yd
Eko Tedo Big Mama	251 Portland Road, South Norwood	193 yd
Mac's	253 Portland Road, South Norwood	193 yd
Norwood Kebab House	261 Portland Road, South Norwood	213 yd

Supermarkets, Hypermarkets

Business Name	Address	Distance
Tesco	156 Portland Road, South Norwood	182 yd
Aldi Stores Limited	18 Station Road, South Norwood	946 yd
Tesco Express	47 Woodside Green, South Norwood	973 yd

Sport

Facility Name	Sport Objects	Distance
South Norwood Swimming Pool (Closed) Portland Road	health and fitness suite, swimming pool	214 yd
South Norwood Leisure Centre PORTLAND ROAD	health and fitness suite, swimming pool	216 yd
Croydon Sports Arena CROYDON SPORTS ARENA CROYDON SPORTS ARENA ALBERT ROAD	athletics tracks, grass pitches	376 yd
The Longheath Centre 49A 49A LONGHEATH GARDENS		860 yd
World Of Golf (Croydon) LONG LANE	golf	880 yd
South Norwood Recreation Ground SELHURST ROAD	grass pitches, tennis courts	885 yd
Stanley Halls STANLEY HALL STANLEY HALL SOUTH NORWOOD HILL		1,049 yd
Harris Academy South Norwood CUMBERLOW AVENUE	health and fitness suite	1,053 yd
Ashburton Park ASHBURTON PARK ASHBURTON PARK LOWER ADDISCOMBE ROAD	tennis courts	1,074 yd

Broadband

Technology Aviability

Percentage of premises that have Superfast Broadband (30Mbit/s or greater) coverage from fixed broadband	100.0%
Percentage of premises that have Ultrafast Broadband (100Mbit/s or greater) coverage from fixed broadband	100.0%
Percentage of premises that have Ultrafast Broadband (300Mbit/s or greater) coverage from fixed broadband	100.0%
Percentage of premises that have coverage from a Gigabit capable service from fixed broadband	100.0%

Speed Aviability

Percentage of premises unable to receive 2Mbit/s	0.0%
Percentage of premises unable to receive 5Mbit/s	0.0%
Percentage of premises unable to receive 10Mbit/s	0.0%
Percentage of premises unable to receive 30Mbit/s	0.0%

Download Speed

Median download speed	80 Mbit/s
Average download speed	122.8 Mbit/s
Minimum download speed	500 Mbit/s
Maximum download speed	500 Mbit/s

Upload Speed

Median upload speed	20 Mbit/s
Average upload speed	17 Mbit/s
Maximum upload speed	35 Mbit/s

Broadband statistics are based on Ofcom's Communications Market Report (CMR) 2022.

Overview of SE25 4XA