Norbury Park · Croydon · Streatham and Croydon North constituency · 51.41119, -0.11978

SW16 3RW— Norbury Park, Croydon

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

The family fortress

 

Schools 67%Safety 78/100Transport 44/100

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
54
Safety
78
Schools
56
Transport
44
Environment
65
Investment
64

The bottom line

SW16 3RW 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.

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Location

SW16 3RW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: GoodInvestment 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 3RW

🛡️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 Schools🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SW16 3RW 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 6 schools within 1.5km

Below London average

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 29 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 507m

Crime is +29% above London average

Property

Prices, sales volume and market trends

Avg floor area88 m²

EPC breakdown

B
24%
C
8%
D
8%
E
5%

Based on 45 properties · Confidence: high

Street mix

Semi 60%Terraced 4%Detached 12%Flat 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

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£220,000
Rebuild cost per m²£2,500/m²

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

Construction era2024
WallsSolid brick, as built, no insulation (assumed)
RoofAverage thermal transmittance 0.14 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+9.1%

Total change

+942%

Market Activity

Price Velocity & Acceleration

Current Velocity

+50.9%

per year

Acceleration

-24.90

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £500k–£600k · 24 sales

Property Type Mix

Total: 24 sales

Detached12.5%
Semi-detached62.5%
Terraced4.2%
Flat/maisonette20.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£84k£240k+185.7%1.4
Post-dot-com plateau2002–2004£298k£395k+32.6%2
Pre-crash peak2006–2007£300k£236k-21.2%2.5
GFC & correction2009–2010£460k£315k-31.5%1
Help-to-Buy recovery2014–2015£330k£580k+75.8%2
Rate-rise correction2022–2022£875k£875k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
5.5%
District
5.5%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

10out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing20
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
36 min walk
Therapia Lane Tram StopTram
36 min walk
Ampere Way Tram StopTram
40 min walk
Mitcham Junction Tram StopTram
42 min walk
No bus stops within 400m

27

Walkability score

48

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 park237m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
Lidl
431m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 83% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.4 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 10%
More green space than 83% of London

Nearest SSSI: Croham Hurst SSSI — 7.1 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

17 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 381 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

68

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Moon Under Water (471 m)

Nearest supermarketThe Co-operative Food · 1.0 km
6 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)

239m

Post office

Nearby shops

STR Food & Wine429 m
Dutties858 m
Tesco Express1.0 km

Nearby cafes

Costa324 m
CoCo Fresh Tea & Juice415 m
Paratha Planet418 m
Snake Tank738 m

Nearby restaurants

Creams232 m
Pizza Hut Delivery252 m
Papa John's317 m
Royal Mahal Norbury386 m

Nearby pubs

The Moon Under Water471 m
Smoke & Sip882 m

Nearby gyms

Nuffield Health Fitness & Wellbeing580 m
Norbury Park Lawn Tennis Club686 m

Nearby health

Norbury Health Centre692 m
Food hygiene (5-star)48% of 119

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

64

Investment score

Good

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

Avg monthly rent
£1,250London avg: £1,950/mo
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

20.7

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,700m
Crossrail 2 route5,847m

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)
7
Local approval rate
100%
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
Astral House, 1268, Astral House, 1268, London Road, Norbury, SW16 4ER47 homes
completed
9-85, 9-85, Kuala Gardens, Croydon, SW16 3LQ33 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 3RW

Full postcodeSW16 3RW
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury Park
Latitude51.411194
Longitude-0.119779
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