Norbury & Pollards Hill · Croydon · Streatham and Croydon North constituency · 51.40306, -0.11873

SW16 4DS— Norbury & Pollards Hill, Croydon

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

Strong, well-rated schools nearby

 

Schools 80%Safety 80/100Transport 29/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
54
Safety
80
Schools
90
Transport
29
Environment
60
Investment
26

The bottom line

SW16 4DS offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 48 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

SW16 4DS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-8.3% vs London avg
vs London crime+6.0% vs London avg

Deep-dive guides for SW16 4DS

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How SW16 4DS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Winterbourne Junior Girls' School

Good · Inspected May 2024 · 6 min walk

KS2: 108.2

—

Secondary

Norbury High School for Girls

Not yet inspected · 11 min walk

P8: +0.28A8: 51.2

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.2 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

+7% vs borough

Crime by type

Other22%
Vehicle crime22%
Anti-social behaviour17%
Violence & sexual offences17%
Burglary9%
Drug offences5%
Theft4%
Robbery4%

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

6

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 460m

Crime is +6% 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£218/m²
Price per ft²£20/ft²
Avg floor area75.3 m²

EPC breakdown

C
3%
D
8%
E
2%
F
2%
G
1%

Based on 16 properties · Confidence: medium

Street mix

Terraced 20%Flat 60%Other 20%

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£188,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,546
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+8.5%

Total change

+963%

Market Activity

Price Velocity & Acceleration

Current Velocity

+431.3%

per year

Acceleration

+397.92

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £700k+ · 4 sales

Property Type Mix

Total: 4 sales

Terraced25%
Flat/maisonette75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£80k£80k+0%1
Post-dot-com plateau2002–2002£120k£120k+0%1
GFC & correction2011–2011£160k£160k+0%1
Current market2024–2024£850k£850k+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 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Norbury→ Victoria· 7 tph
22 min

Nearby stations

NorburyNational Rail
12 min walk
Therapia Lane Tram StopTram
26 min walk
Beddington Lane Tram StopTram
28 min walk
Ampere Way Tram StopTram
29 min walk
Waddon Marsh Tram StopTram
36 min walk
No bus stops within 400m

13

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

3.6 km

Nearest cycle dock

Central London commute times

London Bridge54 min ↑
Victoria ★48 min
Waterloo56 min ↑
Canary Wharf71 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park109m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
McDonald's
571m
🅿️
Lidl
754m

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
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.3 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 6.3 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

6 min walk

73%

Recommend GP

73%

Overall GP experience

1

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalNorbury Health Centre · 243 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Moon Under Water (490 m)

Nearest supermarketCo-op Food · 1.0 km
6 tennis courts1 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)

950m

Post office

Nearby shops

Tesco Express142 m
K Corner Off-Licence429 m
Richmond Food & Wine658 m

Nearby cafes

Costa683 m

Nearby restaurants

McDonald's535 m
Papa John's658 m
Pizza Hut Delivery738 m
Creams849 m

Nearby pubs

The Moon Under Water490 m

Nearby gyms

Norbury Park Lawn Tennis Club262 m
Nuffield Health Fitness & Wellbeing339 m

Nearby pharmacies

Cranston Pharmacy437 m

Nearby health

Norbury Health Centre243 m
Food hygiene (5-star)53% of 95

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

26

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

37.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,665m
Crossrail 2 route6,334m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,204 nationally

1,575

Est. population

5,597/km²

58%

Employed

45%

Degree educated

£38,500

Median income

4.6%

Claimant rate

SuburbanMedium densityOwner occupiers / families

52

Community stability

Age profile

21%
19%
19%
22%
19%
Under 1821%
18–3419%
35–4919%
50–6422%
65+20%

Tenure

38%
35%
25%
Own outright38%
Own (mortgage)35%
Private rent25%
Social rent2%
Shared ownership0%

Ethnicity

21%
35%
19%
White British21%
White Other12%
Asian35%
Black19%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine15%
No car household25%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent25%
Social rent3%

vs. London

Income vs London-8.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
7
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)
7
Largest scheme
140 homes · Windsor House, 1270, Windsor House, 1270, London Road, Norbury, SW16 4DH
Pipeline pressure
NONE

Named schemes (500m)

1258, 1258, LONDON ROAD, SW16103 homes
completed
Anderson Heights, 1260, Anderson Heights, 1260, LONDON ROAD, SW1689 homes
completed
Astral House, 1268, Astral House, 1268, London Road, Norbury, SW16 4ER47 homes
completed
1174-1178, 1174-1178, LONDON ROAD, SW1638 homes
completed
1289-1295, 1289-1295, LONDON ROAD, SW1618 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 4DS

Full postcodeSW16 4DS
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury & Pollards Hill
Latitude51.403057
Longitude-0.118733
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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