Pollards Hill · Merton · Mitcham and Morden constituency · 51.39982, -0.12743

CR4 1XP— Pollards Hill, Merton

Location and area intelligence for CR4 1XP, Pollards Hill, Merton

The family fortress

 

Schools 100%Safety 81/100Transport 23/100Yield 4.44%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
49
Safety
81
Schools
100
Transport
23
Environment
65
Investment
55

The bottom line

CR4 1XP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 48 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

CR4 1XP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.2% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for CR4 1XP

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How CR4 1XP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

William Morris Primary School

Not yet inspected · 6 min walk

KS2: 106.9

★★★

Secondary

Harris Academy Merton

Outstanding · Inspected Sept 2022 · 7 min walk

P8: +0.68A8: 52.7

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 29 min walk

7 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

60.3 incidents per 1,000 residents

Better than 54% of London
→ Stable

+10% vs borough

Crime by type

Violence & sexual offences39%
Other30%
Anti-social behaviour16%
Drug offences7%
Vehicle crime5%
Robbery2%
Theft1%
Burglary1%

Road safety

90

Road safety score

2

Accidents (5yr)

2

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Norbury Fire Station · 875m

Crime is 7% below London average

Property

Prices, sales volume and market trends

Avg floor area73.3 m²

EPC breakdown

B
1%
C
12%
D
26%
E
4%

Based on 43 properties · Confidence: high

Street mix

Semi 4%Terraced 83%Flat 13%

LHA rates — Outer South London

Shared room£569/mo
1 bedroom£950/mo
2 bedrooms£1200/mo
3 bedrooms£1500/mo
4 bedrooms£1950/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£183,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,771
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7%

Total change

+613%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-13.24

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached4.5%
Terraced86.4%
Flat/maisonette9.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£92k+70.4%1.4
Post-dot-com plateau2002–2004£148k£158k+6.4%1.7
Pre-crash peak2006–2007£170k£117k-31.2%2
GFC & correction2010–2010£153k£153k+0%1
Help-to-Buy recovery2013–2013£139k£139k+0%1
Brexit uncertainty2017–2017£295k£295k+0%1
Pandemic surge2021–2021£340k£340k+0%1
Rate-rise correction2022–2022£385k£385k+0%1
Current market2024–2024£385k£385k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.4% alpha

Terraced+1.4% α
Local
14.4%
District
13%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Norbury→ Victoria· 7 tph
22 min

Nearby stations

NorburyNational Rail
17 min walk
Beddington Lane Tram StopTram
20 min walk
Therapia Lane Tram StopTram
20 min walk
Ampere Way Tram StopTram
25 min walk
Mitcham Junction Tram StopTram
29 min walk
No bus stops within 400m

22

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

4.0 km

Nearest cycle dock

Central London commute times

London Bridge56 min ↑
Victoria ★48 min
Waterloo56 min ↑
Canary Wharf68 min ↑
City62 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

15

Car parks (800m)

1

EV chargers (800m)

Nearest car park250m
Santander docks (800m)0
Nearest cycle dock4.0 km

Nearby car parks

🅿️
McDonald's
768m

Connectivity

Broadband and mobile coverage

100%

Full fibre

93%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed473 Mbps
Median download439 Mbps
Superfast coverage100%
All operators 5G94%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.6 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 46%
More green space than 85% of London

Nearest SSSI: Croham Hurst SSSI — 6.2 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,530 hrs/yr

Sunshine

595 mm/yr

Rainfall

22.9°C

Summer avg

3.0°C

Winter avg

Solar yield849.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WIDE WAY MEDICAL CENTRE

WIDE WAY, CR4 1BP

7 min walk

76%

Recommend GP

76%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNorbury Health Centre · 756 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Moon Under Water (908 m)

Nearest supermarketCo-op Food · 338 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
566 licensed premises in borough172 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

793m

Post office

Nearby shops

Pollards Hill Food & Wine358 m
Jhelum Cash & Carry379 m
Tesco Express679 m
Save Express786 m

Nearby cafes

North Cafe780 m
Costa1.1 km

Nearby restaurants

Tandoori Griller349 m
McDonald's749 m
Golden Chopstick781 m
Morley's817 m

Nearby pubs

The Moon Under Water908 m

Nearby pharmacies

Akasi Pharmacy364 m
Cranston Pharmacy711 m
Eagle Pharmacy791 m

Nearby health

Norbury Health Centre756 m
Food hygiene (5-star)68% of 19

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

COMBINED CLEANING LTD
DELIGAD CLEAN LTD
LET'S PAWTY UK LTD
MALENO LTD
PHEING CONSTRUCTION UK LTD

+1 more

Investment

Investment grade, yield and market outlook

55

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
4.4% (average)London avg: 3.8%Above average yield
Gentrification score11/100

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+5.1%

Rent growth (1yr)

Market liquidity

Future outlook

12.5

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,312m
Crossrail 2 route5,967m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,276 nationally

1,675

Est. population

21,626/km²

59%

Employed

34%

Degree educated

£42,100

Median income

9.5%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

40

Community stability

Age profile

29%
24%
21%
19%
Under 1829%
18–3424%
35–4921%
50–6419%
65+8%

Tenure

14%
21%
25%
40%
Own outright14%
Own (mortgage)21%
Private rent25%
Social rent40%
Shared ownership0%

Ethnicity

19%
47%
White British19%
White Other11%
Asian12%
Black47%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine30%
No car household39%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Social rent40%
Private rent25%

vs. London

Income vs London+0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
4
Planning apps (3 years)
4
Local approval rate
75%
Borough approval rate
74%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£160/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
7
Largest scheme
160 homes · LAND BOUNDED BY, LAND BOUNDED BY, YORKSHIRE ROAD, SOUTH LODGE AVENUE, LANCASTER AVENUE, CR4
Pipeline pressure
NONE

Named schemes (500m)

LAND BOUNDED BY, LAND BOUNDED BY, YORKSHIRE ROAD, SOUTH LODGE AVENUE, LANCASTER AVENUE, CR4160 homes
completed
YORKSHIRE ROAD, POLLARDS HILL, CR4 1QD22 homes
completed
97, Pollards Hill South, Norbury, Norbury, SW16 4LS8 homes
completed
97, 97, Pollards Hill South, Norbury, SW16 4LS5 homes
completed
82, Pollards Hill North, Norbury, SW16 4NY5 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.2%
Ward turnout
95%
Election year
2026
MP
Dame Siobhain McDonagh (Labour)
MP majority
18,761
Constituency
Mitcham and Morden

Councillors

Joan Palmeta HenryLabour
Martin WheltonLabour
Ryan RodriguesLabour

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Compare Merton with nearby boroughs:

Merton vs WandsworthMerton vs Kingston Upon ThamesMerton vs Sutton

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Key facts for CR4 1XP

Full postcodeCR4 1XP
Postcode districtCR4
BoroughLondon Borough of Merton
WardPollards Hill
Latitude51.399824
Longitude-0.127434
Parliamentary constituencyMitcham and Morden
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey