Norbury & Pollards Hill · Croydon · Streatham and Croydon North constituency · 51.41027, -0.12052

SW16 4JS— Norbury & Pollards Hill, Croydon

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

The family fortress

 

Schools 67%Safety 78/100Transport 47/100

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
55
Safety
78
Schools
40
Transport
47
Environment
65
Investment
64

The bottom line

SW16 4JS offers low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SW16 4JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: CautiousRisk: Medium

London Benchmarks

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

Deep-dive guides for SW16 4JS

🛡️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 4JS 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 · 5 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

96

Road safety score

4

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 395m

Crime is +29% above London average

Property

Prices, sales volume and market trends

Avg floor area76 m²

EPC breakdown

B
2%
C
22%
D
34%
E
9%

Based on 67 properties · Confidence: high

Street mix

Semi 23%Terraced 5%Detached 7%Flat 63%Other 2%

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£190,000
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

1997–2022 · CAGR

+3.8%

Total change

+154%

Market Activity

Price Velocity & Acceleration

Current Velocity

-53.6%

per year

Acceleration

-165.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £175k–£200k · 54 sales

Property Type Mix

Total: 54 sales

Detached7.4%
Semi-detached24.1%
Terraced5.6%
Flat/maisonette63%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£128k£150k+17.2%2.3
Post-dot-com plateau2001–2004£149k£410k+174.7%2.8
Pre-crash peak2005–2007£445k£204k-54.2%4
GFC & correction2010–2011£125k£125k+0%2
Help-to-Buy recovery2013–2016£240k£481k+100.5%2.8
Brexit uncertainty2017–2018£303k£330k+9.1%3.5
Pandemic surge2020–2020£700k£700k+0%1
Rate-rise correction2022–2022£325k£325k+0%1

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
5.9%
District
5.9%
Semi-detached+0% α
Local
5.9%
District
5.9%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
2 min walk
Beddington Lane Tram StopTram
35 min walk
Therapia Lane Tram StopTram
35 min walk
Ampere Way Tram StopTram
39 min walk
Mitcham Junction Tram StopTram
41 min walk
No bus stops within 400m

27

Walkability score

51

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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)9
Nearest car park259m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Lidl
499m

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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.5 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 10%
More green space than 83% 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

LEANDER FAMILY PRACTICE

949 LONDON ROAD, CR7 6JE

16 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 370 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

1

Convenience

Nearest supermarketThe Co-operative Food · 1.0 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)

210m

Post office

Nearby shops

STR Food & Wine474 m
Dutties918 m
Tesco Express954 m

Nearby cafes

Costa210 m
CoCo Fresh Tea & Juice456 m
Paratha Planet459 m
Snake Tank797 m

Nearby restaurants

Pizza Hut Delivery140 m
Creams156 m
Papa John's202 m
Royal Mahal Norbury422 m

Nearby pubs

The Moon Under Water360 m
Smoke & Sip942 m

Nearby gyms

Nuffield Health Fitness & Wellbeing494 m
Norbury Park Lawn Tennis Club605 m

Nearby health

Norbury Health Centre588 m
Food hygiene (5-star)47% of 121

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

21.7

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,750m
Crossrail 2 route5,849m

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)
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
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
Anderson Heights, 1260, Anderson Heights, 1260, LONDON ROAD, SW1689 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

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 4JS

Full postcodeSW16 4JS
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury & Pollards Hill
Latitude51.410271
Longitude-0.120522
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
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Mail
Food Standards
Agency
Ofcom
Met
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