Norbury Park · Croydon · Streatham and Croydon North constituency · 51.41463, -0.11183

SW16 3LB— Norbury Park, Croydon

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

London's quiet achiever

 

Schools 50%Safety 84/100Transport 31/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
55
Safety
84
Schools
46
Transport
31
Environment
74
Investment
36

The bottom line

SW16 3LB offers low crime — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 48 min to victoria — above average for this zone.

Less suited to Families.

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Location

SW16 3LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW16 3LB

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How SW16 3LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
★

Primary

Kensington Avenue Primary School

Requires Improvement · Inspected Jul 2023 · 5 min walk

KS2: 104.2

—

Secondary

Norbury High School for Girls

Not yet inspected · 6 min walk

P8: +0.28A8: 51.2

50% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 29 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

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 25% 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£3,272/m²
Price per ft²£304/ft²
Avg floor area131.1 m²

EPC breakdown

C
1%
D
9%
E
5%

Based on 15 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£327,750
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 EAnnual charge £2,546
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5%

Total change

+317%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.6%

per year

Acceleration

-40.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 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 boom1996–1999£102k£143k+39.7%1.7
Post-dot-com plateau2002–2003£237k£311k+31%2
Pre-crash peak2005–2007£325k£310k-4.6%1.7
Help-to-Buy recovery2015–2016£685k£535k-21.9%1.5
Brexit uncertainty2017–2019£680k£550k-19.1%1
Pandemic surge2020–2021£629k£885k+40.8%1.5
Rate-rise correction2022–2023£600k£640k+6.7%1
Current market2025–2025£425k£425k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
13%
District
13%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
34 min walk
Anerley Rail StationSouthern · Windrush
40 min walk
Norwood Junction Rail StationSouthern · Thameslink
40 min walk
Therapia Lane Tram StopTram
43 min walk
No bus stops within 400m

14

Walkability score

29

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 park555m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Lidl
791m

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 · 973 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

64

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 (693 m)

No restaurants within 800m — nearest: Bar-B-Q PIt (735 m)

Nearest supermarketThe Co-operative Food · 769 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)

728m

Post office

Nearby shops

Costcutter722 m
Karim's Deli-licious Cafe & Sandwich bar799 m
Presidential Foods833 m
Green Lane Food Stores871 m

Nearby cafes

Niki's Cafe793 m
Coffee & Cake House976 m
Rookery Cafe984 m
Crown Cafe1.0 km

Nearby restaurants

Bar-B-Q PIt735 m
Ocean Breeze Fish Bar759 m
Corners847 m
The Village852 m

Nearby pubs

The Conquering Hero693 m
Welcome Inn931 m
Crown Lane Gardens991 m

Nearby gyms

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

Nearby pharmacies

Klub Pharmacy951 m

Nearby health

British Home & Hospital for Incurables998 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

E

High street health

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

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
3.5% (average)London avg: 3.8%Above average yield
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

41.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,168m
Crossrail 2 route6,157m

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)
2
Development activity
low
Residential apps (800m)
2
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)
9
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
78, 78, Kensington Avenue, Thornton Heath, CR7 8BZ2 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 3LB

Full postcodeSW16 3LB
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury Park
Latitude51.414627
Longitude-0.111830
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
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey