Norbury Park · Croydon · Streatham and Croydon North constituency · 51.41489, -0.11225

SW16 3LA— Norbury Park, Croydon

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

The family fortress

 

Schools 67%Safety 76/100Transport 31/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
56
Safety
76
Schools
56
Transport
31
Environment
74
Investment
32

The bottom line

SW16 3LA 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 3LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for SW16 3LA

🛡️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 3LA 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 · 6 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 · 29 min walk

3 primaries · 2 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.1km

Crime is 9% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,471/m²
Price per ft²£415/ft²
Avg floor area115.6 m²

EPC breakdown

C
3%
D
13%
E
3%
F
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 76%Terraced 24%

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£289,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,009
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+5.8%

Total change

+386%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.6%

per year

Acceleration

-6.17

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £125k–£150k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached76%
Terraced24%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£106k£248k+133.5%2
Post-dot-com plateau2001–2002£196k£185k-5.6%1
Pre-crash peak2006–2007£365k£358k-2.1%1
GFC & correction2008–2012£410k£300k-26.8%1
Help-to-Buy recovery2013–2016£349k£578k+65.6%1.8
Brexit uncertainty2019–2019£590k£590k+0%1
Pandemic surge2020–2020£570k£570k+0%1
Current market2024–2024£515k£515k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.4%
District
6.4%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
10 min walk
Crystal Palace Rail StationSouthern · Windrush
35 min walk
Anerley Rail StationSouthern · Windrush
41 min walk
Norwood Junction Rail StationSouthern · Thameslink
41 min walk
Therapia Lane Tram StopTram
43 min walk
No bus stops within 400m

13

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

2.7 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park578m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Lidl
763m

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 AONB58% green spaceTree canopy: 10%
More green space than 98% of London

Nearest SSSI: Croham Hurst SSSI — 7.3 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

0

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 955 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

69

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Conquering Hero (687 m)

No restaurants within 800m — nearest: Bar-B-Q PIt (775 m)

Nearest supermarketThe Co-operative Food · 809 m
3 tennis courts2 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)

768m

Post office

Nearby shops

Costcutter762 m
Karim's Deli-licious Cafe & Sandwich bar839 m
Presidential Foods873 m
Green Lane Food Stores911 m

Nearby cafes

Niki's Cafe833 m
Rookery Cafe944 m
Coffee & Cake House965 m
Crown Cafe1.0 km

Nearby restaurants

Bar-B-Q PIt775 m
Ocean Breeze Fish Bar799 m
Corners887 m
The Village892 m

Nearby pubs

The Conquering Hero687 m
Crown Lane Gardens965 m
Welcome Inn970 m

Nearby gyms

Streatham Common Paddling Pool1.0 km
Nuffield Health Fitness & Wellbeing1.1 km
Norbury Park Lawn Tennis Club1.1 km

Nearby pharmacies

Klub Pharmacy939 m

Nearby health

British Home & Hospital for Incurables981 m
Food hygiene (5-star)50% of 6

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

32

Investment score

Weak

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

Low gross yield (2.9%) 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
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

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

4/100

Velocity score

Future outlook

45.6

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,199m
Crossrail 2 route6,118m

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

SuburbanMedium 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)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
4
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)
13
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
191A, Green Lane, Norbury, SW16 3LZ3 homes
completed
24, 24, Kensington Avenue, Thornton Heath, CR7 8BY3 homes
completed
18, Norbury Close, Norbury, SW16 3ND3 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 3LA

Full postcodeSW16 3LA
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury Park
Latitude51.414886
Longitude-0.112250
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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TfL
Transport
for London
NHS
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Mail
Food Standards
Agency
Ofcom
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