Norbury & Pollards Hill · Croydon · Streatham and Croydon North constituency · 51.40772, -0.12060

SW16 4EB— Norbury & Pollards Hill, Croydon

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

The family fortress

 

Schools 67%Safety 78/100Transport 41/100~8% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
53
Safety
78
Schools
40
Transport
41
Environment
64
Investment
62

The bottom line

SW16 4EB 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 4EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

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

Deep-dive guides for SW16 4EB

🛡️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 4EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

Education score

Fair for families
★ Top school within 1km
—

Primary

Norbury Manor Primary School

Not yet inspected · 7 min walk

KS2: 105.6

—

Secondary

Norbury High School for Girls

Not yet inspected · 7 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 · 27 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)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 125m

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£2,946/m²
Price per ft²£274/ft²
Avg floor area63.4 m²

EPC breakdown

B
8%
C
33%
D
3%

Based on 44 properties · Confidence: high

Street mix

Flat 100%

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£158,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2006–2025 · CAGR

+-1.4%

Total change

-23%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.6%

per year

Acceleration

+42.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £175k–£200k · 67 sales

Property Type Mix

Total: 67 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£240k£175k-27.1%19
GFC & correction2008–2012£146k£199k+36.7%1.3
Help-to-Buy recovery2013–2016£249k£240k-3.6%3.8
Brexit uncertainty2017–2019£265k£221k-16.8%1.5
Pandemic surge2021–2021£265k£265k+0%1
Rate-rise correction2022–2023£208k£220k+5.8%2
Current market2024–2025£160k£185k+15.6%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-0.9%
District
-0.9%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing3
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
5 min walk
Therapia Lane Tram StopTram
31 min walk
Beddington Lane Tram StopTram
32 min walk
Ampere Way Tram StopTram
36 min walk
Mitcham Junction Tram StopTram
39 min walk
No bus stops within 400m

23

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

3.3 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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)9
Nearest car park195m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
Lidl
768m

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: 8.7 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 16%
More green space than 82% of London

Nearest SSSI: Croham Hurst SSSI — 6.8 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

12 min walk

73%

Recommend GP

73%

Overall GP experience

1

GPs within 1km

7

Dentists within 1km

5

Care homes (1km)

Nearest hospitalNorbury Health Centre · 305 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

64

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 1.2 km
6 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

420m

Post office

Nearby shops

Tesco Express677 m
STR Food & Wine726 m
K Corner Off-Licence885 m

Nearby cafes

Costa169 m
CoCo Fresh Tea & Juice705 m
Paratha Planet709 m
Snake Tank1.1 km

Nearby restaurants

Papa John's134 m
Pizza Hut Delivery207 m
Creams321 m
Royal Mahal Norbury668 m

Nearby pubs

The Moon Under Water94 m

Nearby gyms

Nuffield Health Fitness & Wellbeing250 m
Norbury Park Lawn Tennis Club361 m

Nearby pharmacies

Cranston Pharmacy971 m

Nearby health

Norbury Health Centre305 m
Food hygiene (5-star)47% of 136

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

62

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
8.1% (high)London avg: 3.8%Strong yield — top 5% 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

36.7

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,758m
Crossrail 2 route5,977m

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)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
9
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)
22
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
1258, 1258, LONDON ROAD, SW16103 homes
completed
Anderson Heights, 1260, Anderson Heights, 1260, LONDON ROAD, SW1689 homes
completed
Windsor House, 1270, Windsor House, 1270, London Road, SW16 4DH56 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 4EB

Full postcodeSW16 4EB
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury & Pollards Hill
Latitude51.407718
Longitude-0.120598
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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