Norbury Park · Croydon · Streatham and Croydon North constituency · 51.41084, -0.11212

CR7 8BT— Norbury Park, Croydon

Location and area intelligence for CR7 8BT, Norbury Park, Croydon

The family fortress

 

Schools 67%Safety 80/100Transport 33/100Yield 3.83%

Best for: Families

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Car-dependent area — limited public transport

Liveability
50
Safety
80
Schools
56
Transport
33
Environment
69
Investment
46

The bottom line

CR7 8BT offers 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

CR7 8BT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.4% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for CR7 8BT

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

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Postcode Personality

🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How CR7 8BT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
★

Primary

Kensington Avenue Primary School

Requires Improvement · Inspected Jul 2023 · 0 min walk

KS2: 104.2

—

Secondary

Norbury High School for Girls

Not yet inspected · 3 min walk

P8: +0.28A8: 51.2

67% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 25 min walk

4 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

73.0 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+12% vs borough

Crime by type

Violence & sexual offences33%
Other22%
Vehicle crime17%
Anti-social behaviour16%
Drug offences4%
Theft3%
Burglary3%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

4

Incidents (1yr)

11

Incidents (5yr)

Nearest station: Norbury Fire Station · 799m

Crime is +12% above London average

Property

Prices, sales volume and market trends

Avg floor area85.5 m²

EPC breakdown

C
6%
D
18%
E
8%

Based on 32 properties · Confidence: high

Street mix

Semi 42%Terraced 12%Detached 3%Flat 39%Other 3%

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 yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£213,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+7.8%

Total change

+662%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.0%

per year

Acceleration

-178.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £75k–£100k · 31 sales

Property Type Mix

Total: 31 sales

Detached3.2%
Semi-detached45.2%
Terraced9.7%
Flat/maisonette41.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£72k+14.3%2
Post-dot-com plateau2002–2004£90k£143k+58.9%1
Pre-crash peak2005–2007£225k£197k-12.4%2
GFC & correction2008–2012£200k£228k+14%1.2
Help-to-Buy recovery2013–2016£250k£560k+124%1
Brexit uncertainty2018–2019£180k£495k+175%1
Rate-rise correction2022–2022£480k£480k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.7% alpha

Semi-detached+0.7% α
Local
12.6%
District
11.9%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position10

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
9 min walk
Crystal Palace Rail StationSouthern · Windrush
36 min walk
Norwood Junction Rail StationSouthern · Thameslink
37 min walk
Therapia Lane Tram StopTram
38 min walk
Beddington Lane Tram StopTram
40 min walk
No bus stops within 400m

20

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

3.0 km

Nearest cycle dock

Central London commute times

London Bridge58 min ↑
Victoria ★48 min
Waterloo56 min ↑
Canary Wharf71 min ↑
City60 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park156m
Santander docks (800m)0
Nearest cycle dock3.0 km

Connectivity

Broadband and mobile coverage

96%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed479 Mbps
Median download443 Mbps
Superfast coverage96%
All operators 5G75%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
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: 8.4 km away✗ Not Green Belt✗ Not AONB43% green spaceTree canopy: 10%
More green space than 93% of London

Nearest SSSI: Croham Hurst SSSI — 6.9 km

Energy

Solar: 851 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 yield851.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LEANDER FAMILY PRACTICE

949 LONDON ROAD, CR7 6JE

17 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospitalNorbury Health Centre · 868 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

58

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Welcome Inn (622 m)

Nearest supermarketThe Co-operative Food · 488 m
7 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

454m

Post office

Nearby shops

Costcutter449 m
Karim's Deli-licious Cafe & Sandwich bar511 m
Presidential Foods540 m
Green Lane Food Stores573 m

Nearby cafes

Niki's Cafe506 m
Costa749 m

Nearby restaurants

Bar-B-Q PIt460 m
Ocean Breeze Fish Bar479 m
Corners552 m
The Village557 m

Nearby pubs

Welcome Inn622 m
The Moon Under Water776 m
The Conquering Hero1.1 km

Nearby gyms

Nuffield Health Fitness & Wellbeing675 m
Norbury Park Lawn Tennis Club720 m
Stones Gym & Fitness Centre786 m

Nearby health

Norbury Health Centre868 m
Food hygiene (5-star)65% of 20

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Registered businesses

AL-MUEZ LIMITED
BHOOMI SPICES LTD
BUILDER MAX LTD
CLOTTEY PRODUCTS LTD
FOREMOVALS LTD

+10 more

Investment

Investment grade, yield and market outlook

46

Investment score

Moderate

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

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
3.8% (average)London avg: 3.8%Above average yield
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

8.3

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,166m
Crossrail 2 route6,337m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,801 nationally

1,739

Est. population

8,997/km²

54%

Employed

33%

Degree educated

£45,100

Median income

12.4%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

47

Community stability

Age profile

24%
24%
18%
21%
Under 1824%
18–3424%
35–4919%
50–6421%
65+13%

Tenure

16%
25%
14%
44%
Own outright17%
Own (mortgage)25%
Private rent14%
Social rent45%
Shared ownership0%
Rent free0%

Ethnicity

18%
24%
33%
White British18%
White Other10%
Asian24%
Black33%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine23%
No car household34%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Social rent45%
Private rent14%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
3
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
15
Largest scheme
53 homes · REAR OF, 8-70, REAR OF, 8-70, KENSINGTON AVENUE, CR4 8BY
Pipeline pressure
NONE

Named schemes (500m)

REAR OF, 8-70, REAR OF, 8-70, KENSINGTON AVENUE, CR4 8BY53 homes
completed
230, 230, Norbury Avenue, Thornton Heath, CR7 8AJ8 homes
completed
220, 220, Norbury Avenue, Thornton Heath, CR7 8AJ7 homes
completed
165, 165, Norbury Crescent, Norbury, SW16 4JX4 homes
completed
213, 213, Norbury Crescent, SW16 4JX3 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
23.8%
Ward turnout
35%
Election year
2022
MP
Steve Reed (Labour (Co-op))
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Alisa FlemmingLabour and Co-operative Party
Appu Dhamodaran SrinivasanLabour and Co-operative Party

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Key facts for CR7 8BT

Full postcodeCR7 8BT
Postcode districtCR7
BoroughLondon Borough of Croydon
WardNorbury Park
Latitude51.410837
Longitude-0.112115
Parliamentary constituencyStreatham and Croydon North
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
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Mail
Food Standards
Agency
Ofcom
Met
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