Norbury & Pollards Hill · Croydon · Streatham and Croydon North constituency · 51.41111, -0.12329

SW16 4AE— Norbury & Pollards Hill, Croydon

Location and area intelligence for SW16 4AE, Norbury & Pollards Hill, Croydon

London's quiet achiever

 

Schools 50%Safety 78/100Transport 48/100~7% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Lopsided profile — strong safety but weak schools

Liveability
54
Safety
78
Schools
30
Transport
48
Environment
66
Investment
58

The bottom line

SW16 4AE offers low crime — strong value for Most buyers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

SW16 4AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: GoodInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-8.3% vs London avg
vs London crime+22.0% vs London avg

Deep-dive guides for SW16 4AE

🛡️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 4AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

Norbury Manor Primary School

Not yet inspected · 4 min walk

KS2: 105.6

—

Secondary

Norbury High School for Girls

Not yet inspected · 7 min walk

P8: +0.28A8: 51.2

50% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

79.5 incidents per 1,000 residents

Higher crime than 60% of London
→ Stable

+22% vs borough

Crime by type

Other30%
Violence & sexual offences25%
Anti-social behaviour19%
Vehicle crime11%
Robbery7%
Burglary4%
Theft2%
Drug offences1%

Road safety

97

Road safety score

3

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 495m

Crime is +22% above London average

Property

12 Jun

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£3,826/m²
Price per ft²£355/ft²
Avg floor area59.1 m²

EPC breakdown

B
2%
C
15%
D
16%
E
5%

Based on 38 properties · Confidence: high

Street mix

Semi 9%Terraced 30%Flat 35%Other 26%

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£147,750
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)
Roof(another dwelling above)
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

1995–2024 · CAGR

+6.4%

Total change

+498%

Market Activity

Price Velocity & Acceleration

Current Velocity

-50.5%

per year

Acceleration

-90.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached11.8%
Terraced41.2%
Flat/maisonette47.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£87k£130k+49.9%1.5
Post-dot-com plateau2001–2004£139k£167k+20.1%1.5
Pre-crash peak2005–2006£103k£226k+120.5%2.5
GFC & correction2012–2012£170k£170k+0%1
Help-to-Buy recovery2014–2014£265k£265k+0%2
Pandemic surge2021–2021£750k£750k+0%1
Rate-rise correction2022–2022£1.05m£1.05m+0%1
Current market2024–2024£520k£520k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.4%
District
6.4%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

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
1 min walk
Beddington Lane Tram StopTram
35 min walk
Therapia Lane Tram StopTram
36 min walk
Mitcham Junction Tram StopTram
40 min walk
Ampere Way Tram StopTram
40 min walk
No bus stops within 400m

30

Walkability score

69

Footpaths (500m)

0

Santander docks (800m)

3.2 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)9
Nearest car park112m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Lidl
370m

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
NoiseHIGH
road · Rail Lden: 55 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.4 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 10%
More green space than 88% 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

17 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 157 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

88

Parks (1km)

10

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Moon Under Water (462 m)

Nearest supermarketCo-op Food · 1.4 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)

5m

Post office

Nearby shops

STR Food & Wine310 m
Dutties753 m
Tesco Express1.1 km

Nearby cafes

Costa269 m
CoCo Fresh Tea & Juice288 m
Paratha Planet291 m
Snake Tank635 m

Nearby restaurants

Creams101 m
Pizza Hut Delivery214 m
Royal Mahal Norbury250 m
Papa John's292 m

Nearby pubs

The Moon Under Water462 m
Smoke & Sip777 m
The Pied Bull988 m

Nearby gyms

Nuffield Health Fitness & Wellbeing664 m
Norbury Park Lawn Tennis Club777 m

Nearby health

Norbury Health Centre711 m
Food hygiene (5-star)46% of 123

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

58

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
Gross yield
6.8% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

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

4/100

Velocity score

Future outlook

39.1

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,944m
Crossrail 2 route5,635m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,295 nationally

1,786

Est. population

10,749/km²

59%

Employed

37%

Degree educated

£38,500

Median income

6.5%

Claimant rate

Inner cityHigh densityEstablished mixed

39

Community stability

Age profile

25%
22%
24%
16%
Under 1825%
18–3422%
35–4924%
50–6416%
65+12%

Tenure

19%
23%
35%
23%
Own outright19%
Own (mortgage)23%
Private rent35%
Social rent23%
Shared ownership1%

Ethnicity

19%
16%
24%
26%
White British19%
White Other16%
Asian24%
Black26%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine21%
No car household41%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Private rent35%
Social rent23%

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)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
6
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
1
Under construction
0
Completed (3yr)
25
Largest scheme
140 homes · Windsor House, 1270, Windsor House, 1270, London Road, Norbury, SW16 4DH
Pipeline pressure
LOW

Named schemes (500m)

RADNOR HOUSE, 1272, RADNOR HOUSE, 1272, LONDON ROAD, SW16 4DQ113 homes
completed
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

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
26.9%
Ward turnout
31%
Election year
2022
MP
Steve Reed (Labour (Co-op))
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Leila Ben-HasselLabour and Co-operative Party
Matthew GriffithsLabour and Co-operative Party

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Key facts for SW16 4AE

Full postcodeSW16 4AE
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury & Pollards Hill
Latitude51.411106
Longitude-0.123292
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