Norbury Park · Croydon · Streatham and Croydon North constituency · 51.41844, -0.11894

SW16 3AF— Norbury Park, Croydon

Location and area intelligence for SW16 3AF, Norbury Park, Croydon

The family fortress

 

Schools 75%Safety 76/100Transport 35/100

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
76
Schools
100
Transport
35
Environment
85
Investment
58

The bottom line

SW16 3AF offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers 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

SW16 3AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+9.8% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for SW16 3AF

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SW16 3AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Andrew's Catholic Primary School

Outstanding · Inspected Jul 2024 · 10 min walk

KS2: 113.9

—

Secondary

Bishop Thomas Grant Catholic Secondary School

Not yet inspected · Inspected Feb 2025 · 9 min walk

P8: +0.74A8: 59.4

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 40 min walk

4 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

59.0 incidents per 1,000 residents

Better than 55% of London
↑ Rising 3700.0%

-9% vs borough

Crime by type

Violence & sexual offences27%
Other20%
Vehicle crime17%
Anti-social behaviour12%
Burglary9%
Drug offences8%
Robbery5%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.3km

Crime is 9% below London average

Property

Prices, sales volume and market trends

Avg floor area194.3 m²

EPC breakdown

D
4%
E
3%

Based on 7 properties · Confidence: low

Street mix

Semi 100%

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
Rebuild cost estimate£485,750
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,009
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2015 · CAGR

+12.6%

Total change

+570%

Market Activity

Price Velocity & Acceleration

Current Velocity

+115.6%

per year

Acceleration

+124.84

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£103k£222k+115.5%1
Post-dot-com plateau2001–2004£278k£353k+26.8%1.3
GFC & correction2011–2011£320k£320k+0%1
Help-to-Buy recovery2015–2015£690k£690k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Norbury→ Victoria· 7 tph
22 min

Nearby stations

NorburyNational Rail
10 min walk
Crystal Palace Rail StationSouthern · Windrush
40 min walk
Tooting Bec Underground StationNorthern
43 min walk
Tooting Broadway Underground StationNorthern
45 min walk
Beddington Lane Tram StopTram
45 min walk
No bus stops within 400m

21

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

2.6 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park535m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Lidl
535m
🅿️
Sainsbury's· no
734m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 7.5 km away✗ Not Green Belt✗ Not AONB96% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 7.9 km

Energy

Solar: 849 kWh/kWp/yr

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

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LEANDER FAMILY PRACTICE

949 LONDON ROAD, CR7 6JE

27 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

7

Care homes (1km)

Nearest hospital · 843 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

84

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Smoke & Sip (573 m)

Nearest supermarketLidl · 937 m
1 tennis courts6 swimming pools

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)

867m

Post office

Nearby shops

Dutties566 m
STR Food & Wine635 m
Red Lion1.2 km

Nearby cafes

Rookery Cafe403 m
Snake Tank537 m
Paratha Planet652 m
CoCo Fresh Tea & Juice655 m

Nearby restaurants

Golden City540 m
Barnies546 m
Chicken & Drinks554 m
XO-tikka608 m

Nearby pubs

Smoke & Sip573 m
The Pied Bull656 m
The Black Kitchen795 m
Crown Lane Gardens815 m

Nearby gyms

Streatham Common Paddling Pool503 m
Food hygiene (5-star)46% of 13

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

58

Investment score

Good

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

Avg monthly rent
£1,250London avg: £1,950/mo
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

33.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,689m
Crossrail 2 route5,522m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,311 nationally

1,931

Est. population

3,765/km²

56%

Employed

50%

Degree educated

£46,100

Median income

4.1%

Claimant rate

Inner cityMedium densityOwner occupiers / families

54

Community stability

Age profile

21%
18%
21%
21%
20%
Under 1821%
18–3418%
35–4921%
50–6421%
65+20%

Tenure

41%
34%
21%
Own outright41%
Own (mortgage)34%
Private rent21%
Social rent4%
Shared ownership0%

Ethnicity

29%
18%
30%
13%
White British29%
White Other18%
Asian30%
Black13%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine13%
No car household20%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent21%
Social rent4%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
3
Local approval rate
67%
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)
10
Largest scheme
56 homes · 417 - 419, 417 - 419, Streatham High Road, SW16 6ER
Pipeline pressure
NONE

Named schemes (500m)

66, 66, Heybridge Avenue, SW16 3DX4 homes
completed
77, 77, Heybridge Avenue, SW16 3DS3 homes
completed
77, 77, Heybridge Avenue, London, SW16 3DS3 homes
completed
48, 48, Crescent Way, Norbury, SW16 3AJ3 homes
completed
Adj to 301, Adj to 301, Green Lane, London, SW16 3LU2 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 SW16 3AF

Full postcodeSW16 3AF
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury Park
Latitude51.418437
Longitude-0.118936
Parliamentary constituencyStreatham and Croydon North
CountryEngland
RegionGreater London

Trusted official data sources

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