Norbury & Pollards Hill · Croydon · Streatham and Croydon North constituency · 51.40750, -0.12669

SW16 4BJ— Norbury & Pollards Hill, Croydon

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

The family fortress

 

Schools 100%Safety 78/100Transport 39/100Low yield 3.32%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
57
Safety
78
Schools
100
Transport
39
Environment
65
Investment
45

The bottom line

SW16 4BJ offers exceptional schools (100% Good/Outstanding) and low crime at £451,500 median — 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 4BJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-13.2% vs London avg
vs London income-8.3% vs London avg
vs London crime+22.0% vs London avg

Deep-dive guides for SW16 4BJ

🛡️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🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SW16 4BJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Norbury Manor Primary School

Not yet inspected · 4 min walk

KS2: 105.6

★★★

Secondary

Harris Academy Merton

Outstanding · Inspected Sept 2022 · 10 min walk

P8: +0.68A8: 52.7

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 31 min walk

3 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 364m

Crime is +22% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£451,500

Median sale price

13% below London median

£451,500 is 13% below the London median (£520,000)

+8.8%

This year

Terraced

Dominant type

Price history

5-year change
+11.2%
Sales (24 months)6
New build0.0%
Avg semi-detached£465,000
Avg terraced£450,000
Price per m²£7,330/m²
Price per ft²£681/ft²
Avg floor area62.1 m²

EPC breakdown

C
8%
D
24%
E
7%

Based on 39 properties · Confidence: high

Street mix

Semi 7%Terraced 93%

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

Stamp duty

Standard buyer£10,075
First-time buyerFTB
£1,325
Additional propertyBTL/2nd
£23,620

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.7×

Price-to-income

£2,259/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£155,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+7.1%

Total change

+675%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.6%

per year

Acceleration

-6.51

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 53 sales

Property Type Mix

Total: 53 sales

Semi-detached7.5%
Terraced92.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£103k+72.1%2
Post-dot-com plateau2001–2004£115k£173k+50%2.7
Pre-crash peak2006–2007£177k£208k+17.8%3.5
GFC & correction2008–2012£226k£210k-7.1%1.5
Help-to-Buy recovery2015–2016£137k£329k+139.6%1
Brexit uncertainty2017–2018£333k£369k+10.9%2
Pandemic surge2021–2021£406k£406k+0%5
Rate-rise correction2022–2023£423k£438k+3.6%2
Current market2024–2026£415k£465k+12%2.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.5%
District
7.5%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing1
Trend Position40

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
7 min walk
Beddington Lane Tram StopTram
29 min walk
Therapia Lane Tram StopTram
30 min walk
Mitcham Junction Tram StopTram
34 min walk
Ampere Way Tram StopTram
35 min walk
No bus stops within 400m

20

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

3.5 km

Nearest cycle dock

Central London commute times

London Bridge56 min ↑
Victoria ★48 min
Waterloo56 min ↑
Canary Wharf68 min ↑
City62 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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)9
Nearest car park473m
Santander docks (800m)0
Nearest cycle dock3.5 km

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: 8.8 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 10%
More green space than 84% of London

Nearest SSSI: Croham Hurst SSSI — 7.0 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

WIDE WAY MEDICAL CENTRE

WIDE WAY, CR4 1BP

10 min walk

76%

Recommend GP

76%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 504 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

99

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Moon Under Water (362 m)

Nearest supermarketCo-op Food · 952 m
1 tennis courts

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)

469m

Post office

Nearby shops

STR Food & Wine722 m
Save Express765 m
Northborough Corner792 m
Manor Mini Market824 m

Nearby cafes

Costa333 m
CoCo Fresh Tea & Juice700 m
Paratha Planet703 m
North Cafe750 m

Nearby restaurants

Papa John's362 m
Pizza Hut Delivery391 m
Creams411 m
Royal Mahal Norbury665 m

Nearby pubs

The Moon Under Water362 m
Smoke & Sip1.1 km

Nearby gyms

Nuffield Health Fitness & Wellbeing615 m
Norbury Park Lawn Tennis Club702 m

Nearby pharmacies

Eagle Pharmacy776 m
Akasi Pharmacy947 m

Nearby health

Norbury Health Centre522 m
Food hygiene (5-star)45% of 115

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

45

Investment score

Moderate

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
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score18/100
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

52.3

Price growth score

C
Low

Development pressure

High

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,183m
Crossrail 2 route5,614m

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%
Price vs London-13.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
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
1
Under construction
0
Completed (3yr)
33
Largest scheme
140 homes · Windsor House, 1270, Windsor House, 1270, London Road, Norbury, SW16 4DH
Pipeline pressure
LOW

Named schemes (500m)

Semley School of Dancing, 1, Semley School of Dancing, 1, Semley Road, London, SW16 4PS10 homes
completed
1, 1, Semley Road, Norbury, SW16 4PS9 homes
completed
The Vicarage & R/o 68-70, The Vicarage & R/o 68-70, Pollards Hill North, Norbury, SW16 4NY8 homes
completed
2A, 2A, Stanford Road, Norbury, SW16 4PY7 homes
completed
16, 16, Norbury Court Road, Norbury, SW16 4HT5 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£451,500)

£10,075

Standard buyer

£1,325

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SW16 4BJ

Full postcodeSW16 4BJ
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury & Pollards Hill
Latitude51.407501
Longitude-0.126689
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
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