Norbury Park · Croydon · Streatham and Croydon North constituency · 51.41478, -0.11552

SW16 3BL— Norbury Park, Croydon

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

The family fortress

 

Schools 67%Safety 84/100Transport 34/100~2% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
58
Safety
84
Schools
56
Transport
34
Environment
71
Investment
25

The bottom line

SW16 3BL offers low crime — 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 3BL

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 3BL

🛡️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 3BL 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 · 6 min walk

KS2: 104.2

—

Secondary

Norbury High School for Girls

Not yet inspected · 5 min walk

P8: +0.28A8: 51.2

67% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Below London average

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 31 min walk

2 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

89

Road safety score

3

Accidents (5yr)

2

KSI (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 984m

Crime is 25% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,907/m²
Price per ft²£549/ft²
Avg floor area120.6 m²

EPC breakdown

C
6%
D
10%
E
4%

Based on 20 properties · Confidence: medium

Street mix

Semi 48%Terraced 52%

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£301,500
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

1995–2025 · CAGR

+7.6%

Total change

+810%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.4%

per year

Acceleration

-68.32

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £700k+ · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached47.6%
Terraced52.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£78k£109k+39.7%1.7
Post-dot-com plateau2001–2002£240k£221k-8.1%1.5
Pre-crash peak2005–2005£385k£385k+0%1
GFC & correction2008–2008£385k£385k+0%1
Help-to-Buy recovery2013–2016£378k£550k+45.7%1.5
Brexit uncertainty2017–2017£565k£565k+0%2
Pandemic surge2021–2021£695k£695k+0%1
Rate-rise correction2022–2023£570k£860k+50.9%1
Current market2025–2025£710k£710k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.3%
District
5.3%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing4
Trend Position75

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
7 min walk
Crystal Palace Rail StationSouthern · Windrush
38 min walk
Therapia Lane Tram StopTram
42 min walk
Beddington Lane Tram StopTram
42 min walk
Norwood Junction Rail StationSouthern · Thameslink
43 min walk
No bus stops within 400m

11

Walkability score

26

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 park535m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Lidl
535m

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: 8.0 km away✗ Not Green Belt✗ Not AONB51% green spaceTree canopy: 10%
More green space than 96% of London

Nearest SSSI: Croham Hurst SSSI — 7.4 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

22 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 740 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

76

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Conquering Hero (851 m)

No restaurants within 800m — nearest: XO-tikka (606 m)

Nearest supermarketThe Co-operative Food · 944 m
2 tennis courts6 swimming pools1 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)

673m

Post office

Nearby shops

STR Food & Wine619 m
Costcutter898 m

Nearby cafes

Paratha Planet625 m
CoCo Fresh Tea & Juice626 m
Snake Tank758 m
Costa820 m

Nearby restaurants

XO-tikka606 m
Afghan Village614 m
Moorish Lounge617 m
Royal Mahal Norbury628 m

Nearby pubs

The Conquering Hero851 m
The Moon Under Water951 m
Crown Lane Gardens1.0 km

Nearby gyms

Streatham Common Paddling Pool942 m
Nuffield Health Fitness & Wellbeing984 m
Norbury Park Lawn Tennis Club1.1 km

Nearby health

Norbury Health Centre1.1 km
Food hygiene (5-star)56% of 9

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

25

Investment score

Weak

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

Low gross yield (2.1%) 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
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

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

8/100

Velocity score

Future outlook

47.5

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,425m
Crossrail 2 route5,923m

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)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
Local approval rate
0%
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)
16
Largest scheme
53 homes · REAR OF, 8-70, REAR OF, 8-70, KENSINGTON AVENUE, CR4 8BY
Pipeline pressure
NONE

Named schemes (500m)

191A, Green Lane, Norbury, SW16 3LZ3 homes
completed
48, 48, Crescent Way, Norbury, SW16 3AJ3 homes
completed
222, 222, Green Lane, Norbury, SW16 3BL2 homes
completed
55, Norbury Hill, Norbury, SW16 3LA2 homes
completed
252, 252, Norbury Avenue, Norbury, SW16 3RN2 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 3BL

Full postcodeSW16 3BL
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury Park
Latitude51.414776
Longitude-0.115519
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
Office
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