Norbury & Pollards Hill · Croydon · Streatham and Croydon North constituency · 51.40069, -0.12556

SW16 4NB— Norbury & Pollards Hill, Croydon

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

The family fortress

 

Schools 100%Safety 80/100Transport 25/100

Best for: Families, Owner-occupiers

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

Liveability
54
Safety
80
Schools
100
Transport
25
Environment
65
Investment
52

The bottom line

SW16 4NB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers 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 4NB

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 4NB

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SW16 4NB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Gonville Academy

Not yet inspected · 8 min walk

KS2: 109.8

★★★

Secondary

Harris Academy Merton

Outstanding · Inspected Sept 2022 · 8 min walk

P8: +0.68A8: 52.7

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 27 min walk

6 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 732m

Crime is +6% above London average

Property

Prices, sales volume and market trends

Avg floor area95.6 m²

EPC breakdown

C
1%
D
9%
E
4%

Based on 14 properties · Confidence: medium

Street mix

Terraced 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

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£239,000
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)
RoofPitched, no insulation (assumed)
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

1998–2022 · CAGR

+5.7%

Total change

+277%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.2%

per year

Acceleration

-36.14

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 25 sales

Property Type Mix

Total: 25 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£120k£173k+44.2%1
Post-dot-com plateau2001–2003£212k£107k-49.4%1.7
Pre-crash peak2006–2006£270k£270k+0%1
GFC & correction2008–2012£315k£275k-12.7%1
Help-to-Buy recovery2013–2015£293k£470k+60.7%1.7
Brexit uncertainty2017–2019£490k£385k-21.4%2
Pandemic surge2020–2020£493k£493k+0%2
Rate-rise correction2022–2022£452k£452k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
4.5%
District
4.5%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

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
15 min walk
Therapia Lane Tram StopTram
21 min walk
Beddington Lane Tram StopTram
22 min walk
Ampere Way Tram StopTram
26 min walk
Mitcham Junction Tram StopTram
30 min walk
No bus stops within 400m

19

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

3.9 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

15

Car parks (800m)

1

EV chargers (800m)

Nearest car park349m
Santander docks (800m)0
Nearest cycle dock3.9 km

Nearby car parks

🅿️
McDonald's
678m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.5 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 10%
More green space than 84% 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

8 min walk

73%

Recommend GP

73%

Overall GP experience

4

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNorbury Health Centre · 599 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

73

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Moon Under Water (766 m)

Nearest supermarketCo-op Food · 481 m
2 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)

1.2km

Post office

Nearby shops

Pollards Hill Food & Wine498 m
Jhelum Cash & Carry517 m
Tesco Express526 m

Nearby cafes

Costa925 m

Nearby restaurants

Tandoori Griller490 m
McDonald's654 m
Papa John's922 m
Pizza Hut Delivery998 m

Nearby pubs

The Moon Under Water766 m

Nearby gyms

Norbury Park Lawn Tennis Club766 m
Nuffield Health Fitness & Wellbeing791 m

Nearby pharmacies

Akasi Pharmacy503 m
Cranston Pharmacy600 m

Nearby health

Norbury Health Centre599 m
Food hygiene (5-star)44% of 27

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

52

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
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

24.3

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,169m
Crossrail 2 route6,037m

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
Planning apps (12 months)
4
Planning apps (3 years)
4
Local approval rate
75%
Borough approval rate
68%
Historic landfill (400m)
1
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)
8
Largest scheme
160 homes · LAND BOUNDED BY, LAND BOUNDED BY, YORKSHIRE ROAD, SOUTH LODGE AVENUE, LANCASTER AVENUE, CR4
Pipeline pressure
NONE

Named schemes (500m)

The Vicarage & R/o 68-70, The Vicarage & R/o 68-70, Pollards Hill North, Norbury, SW16 4NY8 homes
completed
97, Pollards Hill South, Norbury, Norbury, SW16 4LS8 homes
completed
6, Pollards Hill West, Norbury, SW16 4NS5 homes
completed
97, 97, Pollards Hill South, Norbury, SW16 4LS5 homes
completed
82, Pollards Hill North, Norbury, SW16 4NY5 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 4NB

Full postcodeSW16 4NB
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury & Pollards Hill
Latitude51.400693
Longitude-0.125558
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