Norbury Park · Croydon · Streatham and Croydon North constituency · 51.41380, -0.12072

SW16 3LP— Norbury Park, Croydon

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

London's quiet achiever

 

Schools 50%Safety 69/100Transport 51/100

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
56
Safety
69
Schools
30
Transport
51
Environment
63
Investment
71

The bottom line

SW16 3LP offers low crime — a strong choice for Investors.

Less suited to Families.

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Location

SW16 3LP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-8.3% vs London avg
vs London crime+109.0% vs London avg

Deep-dive guides for SW16 3LP

🛡️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🌳 Good Parks🔒 Very Safe

“London's quiet achiever”

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How SW16 3LP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

Norbury Manor Primary School

Not yet inspected · 8 min walk

KS2: 105.6

—

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 7 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

135.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+109% vs borough

Crime by type

Other28%
Violence & sexual offences27%
Anti-social behaviour15%
Vehicle crime9%
Burglary8%
Robbery5%
Theft5%
Drug offences4%

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 · 783m

Crime is +109% above London average

Property

Prices, sales volume and market trends

Avg floor area62.7 m²

EPC breakdown

C
3%
D
4%
E
2%

Based on 9 properties · Confidence: low

Street mix

Flat 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£156,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2009–2019 · CAGR

+7.1%

Total change

+99%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.4%

per year

Acceleration

-9.36

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2009£144k£144k+0%2
Help-to-Buy recovery2013–2014£202k£250k+23.8%1
Brexit uncertainty2019–2019£286k£286k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

NorburyNational Rail
3 min walk
Beddington Lane Tram StopTram
39 min walk
Therapia Lane Tram StopTram
40 min walk
Crystal Palace Rail StationWindrush · Southern
42 min walk
Mitcham Junction Tram StopTram
44 min walk
No bus stops within 400m

25

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

2.9 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★42 min
Waterloo50 min ↑
Canary Wharf63 min ↑
City56 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 park186m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Lidl
186m

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: 8.1 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 10%
More green space than 76% 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

21 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

10

Care homes (1km)

Nearest hospital · 371 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

88

Parks (1km)

10

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Smoke & Sip (618 m)

Nearest supermarketTesco Extra · 1.4 km
3 tennis courts3 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)

345m

Post office

Nearby shops

STR Food & Wine248 m
Dutties595 m

Nearby cafes

CoCo Fresh Tea & Juice251 m
Paratha Planet251 m
Snake Tank480 m
Costa571 m

Nearby restaurants

XO-tikka241 m
Afghan Village245 m
Moorish Lounge246 m
Royal Mahal Norbury250 m

Nearby pubs

Smoke & Sip618 m
The Moon Under Water747 m
The Pied Bull816 m

Nearby gyms

Nuffield Health Fitness & Wellbeing877 m
Norbury Park Lawn Tennis Club983 m
Streatham Common Paddling Pool1.0 km

Nearby health

Norbury Health Centre981 m
Food hygiene (5-star)46% of 121

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

71

Investment score

Strong

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

Avg monthly rent
£1,250London avg: £1,950/mo
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

27.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,779m
Crossrail 2 route5,654m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,591 nationally

1,709

Est. population

8,580/km²

62%

Employed

43%

Degree educated

£38,500

Median income

7.6%

Claimant rate

Inner cityHigh densityEstablished mixed

41

Community stability

Age profile

21%
20%
24%
19%
15%
Under 1821%
18–3420%
35–4924%
50–6419%
65+16%

Tenure

27%
25%
34%
Own outright27%
Own (mortgage)25%
Private rent34%
Social rent13%
Shared ownership1%
Rent free0%

Ethnicity

20%
17%
28%
22%
White British20%
White Other17%
Asian28%
Black22%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine19%
No car household41%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent34%
Social rent13%

vs. London

Income vs London-8.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
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
140 homes · Windsor House, 1270, Windsor House, 1270, London Road, Norbury, SW16 4DH
Pipeline pressure
NONE

Named schemes (500m)

417 - 419, 417 - 419, Streatham High Road, SW16 6ER56 homes
completed
9-85, 9-85, Kuala Gardens, Croydon, SW16 3LQ33 homes
completed
1516, 1516, London Road, SW16 4ES22 homes
completed
1 - 2, 1 - 2, Hermitage Lane, Steatham High Street, Norbury, SW16 3LH20 homes
completed
Sinclair House, 381, Sinclair House, 381, Streatham High Road, SW16 3PE15 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 3LP

Full postcodeSW16 3LP
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury Park
Latitude51.413799
Longitude-0.120722
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
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