Norbury & Pollards Hill · Croydon · Streatham and Croydon North constituency · 51.40564, -0.11124

SW16 4LF— Norbury & Pollards Hill, Croydon

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

London's quiet achiever

 

Schools 57%Safety 78/100Transport 33/100

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
48
Safety
78
Schools
50
Transport
33
Environment
64
Investment
64

The bottom line

SW16 4LF offers low crime — strong value for Most buyers 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 Families.

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Toggle the things that matter to you — see how SW16 4LF scores on each.

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Location

SW16 4LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment 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 4LF

🛡️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 4LF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

50

Education score

Fair for families
★ Top school within 1km
★

Primary

Kensington Avenue Primary School

Requires Improvement · Inspected Jul 2023 · 7 min walk

KS2: 104.2

—

Secondary

Norbury High School for Girls

Not yet inspected · 8 min walk

P8: +0.28A8: 51.2

57% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 19 min walk

8 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 732m

Crime is +29% above London average

Property

Prices, sales volume and market trends

Avg floor area91.6 m²

EPC breakdown

C
5%
D
5%
E
4%

Based on 14 properties · Confidence: medium

Street mix

Semi 3%Terraced 87%Detached 10%

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£229,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(other premises 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

1995–2021 · CAGR

+7.9%

Total change

+627%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.2%

per year

Acceleration

+0.23

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 28 sales

Property Type Mix

Total: 28 sales

Detached10.7%
Semi-detached3.6%
Terraced85.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£77k£145k+88.3%1.6
Post-dot-com plateau2001–2004£158k£278k+75.1%2.5
Pre-crash peak2005–2007£209k£300k+43.5%1.3
GFC & correction2008–2008£270k£270k+0%1
Help-to-Buy recovery2015–2016£400k£507k+26.9%1.5
Brexit uncertainty2018–2018£533k£533k+0%1
Pandemic surge2021–2021£560k£560k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
17.7%
District
17.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing5
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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
32 min walk
Norwood Junction Rail StationWindrush · Southeastern
34 min walk
Ampere Way Tram StopTram
34 min walk
Beddington Lane Tram StopTram
35 min walk
No bus stops within 400m

22

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

3.3 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park471m
Santander docks (800m)0
Nearest cycle dock3.3 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 9.0 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 10%
More green space than 80% of London

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

10 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNorbury Health Centre · 639 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Welcome Inn (475 m)

Nearest supermarketThe Co-operative Food · 508 m
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)

522m

Post office

Nearby shops

Richmond Food & Wine475 m
Green Lane Food Stores486 m
Presidential Foods491 m
Karim's Deli-licious Cafe & Sandwich bar499 m

Nearby cafes

Niki's Cafe500 m
Ann's Coffee Shop761 m
Fat Bellys Cafe785 m

Nearby restaurants

The Village488 m
Corners489 m
Ocean Breeze Fish Bar511 m
Bar-B-Q PIt519 m

Nearby pubs

Welcome Inn475 m
The Moon Under Water734 m

Nearby gyms

Norbury Park Lawn Tennis Club423 m
Nuffield Health Fitness & Wellbeing483 m
Stones Gym & Fitness Centre676 m

Nearby pharmacies

Pharmacy760 m
Cranston Pharmacy826 m

Nearby health

Norbury Health Centre639 m
Food hygiene (5-star)58% of 26

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 score13/100
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

10.5

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,120m
Crossrail 2 route6,661m

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)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
5
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)
9
Largest scheme
53 homes · REAR OF, 8-70, REAR OF, 8-70, KENSINGTON AVENUE, CR4 8BY
Pipeline pressure
NONE

Named schemes (500m)

220, 220, Norbury Avenue, Thornton Heath, CR7 8AJ7 homes
completed
206, Norbury Crescent, Norbury, Norbury, SW16 4JY5 homes
completed
218, 218, Melfort Road, Thornton Heath, CR7 7RQ4 homes
completed
Green Lane Sports Ground, 1, Green Lane Sports Ground, 1, Highbury Avenue, CR7 8BP4 homes
completed
165, 165, Norbury Crescent, Norbury, SW16 4JX4 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 4LF

Full postcodeSW16 4LF
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury & Pollards Hill
Latitude51.405643
Longitude-0.111236
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