Norbury Park · Croydon · Streatham and Croydon North constituency · 51.41564, -0.11902

SW16 3BB— Norbury Park, Croydon

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

The family fortress

 

Schools 75%Safety 84/100Transport 35/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
63
Safety
84
Schools
61
Transport
35
Environment
83
Investment
29

The bottom line

SW16 3BB offers 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 3BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+7.4% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for SW16 3BB

🛡️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 SW16 3BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
★

Primary

Kensington Avenue Primary School

Requires Improvement · Inspected Jul 2023 · 9 min walk

KS2: 104.2

—

Secondary

Norbury High School for Girls

Not yet inspected · 7 min walk

P8: +0.28A8: 51.2

75% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.9 incidents per 1,000 residents

Better than 63% of London
→ Stable

-25% vs borough

Crime by type

Other24%
Anti-social behaviour22%
Vehicle crime16%
Violence & sexual offences16%
Burglary10%
Drug offences5%
Robbery5%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.0km

Crime is 25% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)2
New build0.0%
Price per m²£4,758/m²
Price per ft²£442/ft²
Avg floor area140.2 m²

EPC breakdown

D
6%
E
3%
F
2%

Based on 11 properties · Confidence: medium

Street mix

Semi 90%Detached 10%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£350,500
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 EAnnual charge £2,546
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2025 · CAGR

+3.9%

Total change

+163%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.3%

per year

Acceleration

-18.37

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 10 sales

Property Type Mix

Total: 10 sales

Detached10%
Semi-detached90%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£254k£254k+0%2
Post-dot-com plateau2001–2001£242k£242k+0%1
Pre-crash peak2005–2005£287k£287k+0%1
Help-to-Buy recovery2013–2016£450k£600k+33.3%1
Brexit uncertainty2018–2019£577k£676k+17.1%1
Current market2025–2025£668k£668k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
3.9%
District
3.9%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

NorburyNational Rail
6 min walk
Crystal Palace Rail StationSouthern · Windrush
41 min walk
Beddington Lane Tram StopTram
42 min walk
Therapia Lane Tram StopTram
43 min walk
Tooting Bec Underground StationNorthern
45 min walk
No bus stops within 400m

18

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

2.8 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)9
Nearest car park320m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Lidl
320m

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: 7.9 km away✗ Not Green Belt✗ Not AONB91% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 7.6 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

23 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

11

Care homes (1km)

Nearest hospital · 593 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

86

Parks (1km)

6

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Smoke & Sip (605 m)

Nearest supermarketLidl · 1.1 km
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)

582m

Post office

Nearby shops

STR Food & Wine419 m
Dutties587 m

Nearby cafes

Paratha Planet431 m
CoCo Fresh Tea & Juice433 m
Snake Tank499 m
Rookery Cafe712 m

Nearby restaurants

XO-tikka399 m
Afghan Village411 m
Moorish Lounge415 m
Royal Mahal Norbury447 m

Nearby pubs

Smoke & Sip605 m
The Pied Bull767 m
The Moon Under Water966 m

Nearby gyms

Streatham Common Paddling Pool814 m
Nuffield Health Fitness & Wellbeing1.1 km
Norbury Park Lawn Tennis Club1.2 km

Nearby health

Norbury Health Centre1.2 km
Food hygiene (5-star)44% of 93

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

E

High street health

Investment

Investment grade, yield and market outlook

29

Investment score

Weak

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

Low gross yield (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

47.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,675m
Crossrail 2 route5,662m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,954 nationally

1,615

Est. population

9,735/km²

56%

Employed

48%

Degree educated

£45,100

Median income

6.2%

Claimant rate

SuburbanHigh densityOwner occupiers / families

58

Community stability

Age profile

21%
19%
18%
20%
22%
Under 1821%
18–3419%
35–4918%
50–6420%
65+22%

Tenure

48%
34%
16%
Own outright48%
Own (mortgage)34%
Private rent16%
Social rent2%
Shared ownership0%

Ethnicity

24%
16%
34%
17%
White British24%
White Other16%
Asian34%
Black17%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine13%
No car household17%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent16%
Social rent2%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
5
Local approval rate
75%
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)
29
Largest scheme
56 homes · 417 - 419, 417 - 419, Streatham High Road, SW16 6ER
Pipeline pressure
NONE

Named schemes (500m)

9-85, 9-85, Kuala Gardens, Croydon, SW16 3LQ33 homes
completed
2-6 AND PART OF 8, 2-6 AND PART OF 8, GRANVILLE GARDENS, SW1610 homes
completed
3 - 7, 3 - 7, Hermitage Lane, Norbury, SW16 3LH9 homes
completed
284, 284, Norbury Avenue, Croydon, SW16 3RL8 homes
completed
48, 48, Crescent Way, Norbury, SW16 3AJ3 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 3BB

Full postcodeSW16 3BB
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury Park
Latitude51.415642
Longitude-0.119022
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
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Transport
for London
NHS
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Mail
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