Norbury Park · Croydon · Streatham and Croydon North constituency · 51.41165, -0.11988

SW16 3RL— Norbury Park, Croydon

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

The family fortress

 

Schools 67%Safety 78/100Transport 44/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
54
Safety
78
Schools
56
Transport
44
Environment
65
Investment
32

The bottom line

SW16 3RL offers low crime — strong value for Families who can accept its trade-offs.

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SW16 3RL scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SW16 3RL meets your needs.

Location

SW16 3RL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+7.4% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for SW16 3RL

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SW16 3RL with:

Postcode Personality

🚇 Well-Connected🎓 Good Schools🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SW16 3RL 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 · 7 min walk

KS2: 104.2

—

Secondary

Norbury High School for Girls

Not yet inspected · 4 min walk

P8: +0.28A8: 51.2

67% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Below London average

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

84.1 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

+30% vs borough

Crime by type

Other30%
Violence & sexual offences28%
Anti-social behaviour14%
Vehicle crime8%
Robbery7%
Burglary6%
Theft4%
Drug offences3%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 555m

Crime is +29% above 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£5,202/m²
Price per ft²£483/ft²
Avg floor area169.4 m²

EPC breakdown

B
1%
C
5%
D
3%
E
12%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 12%Detached 61%Flat 27%

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£423,500
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5.9%

Total change

+423%

Market Activity

Price Velocity & Acceleration

Current Velocity

+183.3%

per year

Acceleration

+171.39

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 33 sales

Property Type Mix

Total: 33 sales

Detached60.6%
Semi-detached12.1%
Flat/maisonette27.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£163k£285k+75.4%1.3
Post-dot-com plateau2001–2004£380k£418k+9.9%2.2
Pre-crash peak2006–2007£240k£200k-16.7%3.5
GFC & correction2009–2012£420k£650k+54.8%1
Help-to-Buy recovery2013–2015£680k£733k+7.7%1.3
Brexit uncertainty2017–2018£700k£265k-62.1%1
Rate-rise correction2022–2023£268k£300k+11.9%1
Current market2025–2025£850k£850k+0%1

Price Trajectory by Type

DetachedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Flat/maisonette

+0% alpha

Detached+0% α
Local
8.2%
District
8.2%
Flat/maisonette+0% α
Local
-11.1%
District
-11.1%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing3
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

NorburyNational Rail
2 min walk
Beddington Lane Tram StopTram
37 min walk
Therapia Lane Tram StopTram
37 min walk
Ampere Way Tram StopTram
41 min walk
Crystal Palace Rail StationWindrush · Southern
42 min walk
No bus stops within 400m

27

Walkability score

50

Footpaths (500m)

0

Santander docks (800m)

3.1 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)9
Nearest car park214m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
Lidl
386m

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: 8.3 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 10%
More green space than 82% of London

Nearest SSSI: Croham Hurst SSSI — 7.2 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

18 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 367 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Moon Under Water (519 m)

Nearest supermarketThe Co-operative Food · 1.0 km
7 tennis courts1 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)

240m

Post office

Nearby shops

STR Food & Wine390 m
Dutties813 m
Tesco Express1.1 km

Nearby cafes

Costa365 m
CoCo Fresh Tea & Juice379 m
Paratha Planet381 m
Snake Tank694 m

Nearby restaurants

Creams254 m
Pizza Hut Delivery291 m
Royal Mahal Norbury352 m
Papa John's361 m

Nearby pubs

The Moon Under Water519 m
Smoke & Sip837 m

Nearby gyms

Nuffield Health Fitness & Wellbeing631 m
Norbury Park Lawn Tennis Club738 m

Nearby health

Norbury Health Centre743 m
Food hygiene (5-star)47% of 118

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 (1.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
1.8% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

30.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,708m
Crossrail 2 route5,817m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,532 nationally

2,829

Est. population

8,096/km²

61%

Employed

40%

Degree educated

£45,100

Median income

10.9%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

36

Community stability

Age profile

25%
26%
22%
15%
Under 1825%
18–3426%
35–4922%
50–6415%
65+12%

Tenure

17%
20%
36%
24%
Own outright18%
Own (mortgage)20%
Private rent37%
Social rent24%
Shared ownership2%
Rent free1%

Ethnicity

20%
18%
25%
24%
White British20%
White Other18%
Asian25%
Black24%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine21%
No car household50%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent37%
Social rent24%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
6
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)
25
Largest scheme
140 homes · Windsor House, 1270, Windsor House, 1270, London Road, Norbury, SW16 4DH
Pipeline pressure
NONE

Named schemes (500m)

Windsor House, 1270, Windsor House, 1270, London Road, Norbury, SW16 4DH140 homes
completed
RADNOR HOUSE, 1272, RADNOR HOUSE, 1272, LONDON ROAD, SW16 4DQ113 homes
completed
Windsor House, 1270, Windsor House, 1270, London Road, SW16 4DH56 homes
completed
9-85, 9-85, Kuala Gardens, Croydon, SW16 3LQ33 homes
completed
1516, 1516, London Road, SW16 4ES22 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

Live in SW16 3RL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SW16 3RL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

Similar postcodes

Frequently asked questions

📍 Track SW16 3RL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SW16 3RL

Full postcodeSW16 3RL
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury Park
Latitude51.411654
Longitude-0.119875
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