Norbury & Pollards Hill · Croydon · Streatham and Croydon North constituency · 51.40278, -0.12496

SW16 4NT— Norbury & Pollards Hill, Croydon

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

The practical family move

 

Schools 100%Safety 80/100Transport 33/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
80
Schools
100
Transport
33
Environment
62
Investment
33

The bottom line

SW16 4NT 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 4NT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
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 4NT

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

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“The practical family move”

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How SW16 4NT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Norbury Manor Primary School

Not yet inspected · 11 min walk

KS2: 105.6

★★★

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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 27 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 503m

Crime is +6% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,692/m²
Price per ft²£436/ft²
Avg floor area150.6 m²

EPC breakdown

D
4%
E
4%

Based on 8 properties · Confidence: low

Street mix

Semi 50%Detached 50%

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£376,500
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)
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

1996–2026 · CAGR

+5.3%

Total change

+369%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.4%

per year

Acceleration

-19.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 20 sales

Property Type Mix

Total: 20 sales

Detached50%
Semi-detached50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£129k£179k+38.8%2.5
Post-dot-com plateau2001–2003£295k£405k+37.3%1.7
Pre-crash peak2005–2007£550k£425k-22.7%1.5
Help-to-Buy recovery2014–2014£517k£517k+0%2
Brexit uncertainty2017–2017£685k£685k+0%1
Pandemic surge2021–2021£675k£675k+0%1
Current market2024–2026£800k£605k-24.4%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
18.1%
District
18.1%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing4
Trend Position100

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
24 min walk
Beddington Lane Tram StopTram
24 min walk
Ampere Way Tram StopTram
29 min walk
Mitcham Junction Tram StopTram
32 min walk
No bus stops within 400m

18

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

3.8 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

14

Car parks (800m)

1

EV chargers (800m)

Nearest car park379m
Santander docks (800m)0
Nearest cycle dock3.8 km

Nearby car parks

🅿️
McDonald's
774m

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: 9.3 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 6.4 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

4

Care homes (1km)

Nearest hospitalNorbury Health Centre · 403 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

100

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Moon Under Water (537 m)

Nearest supermarketCo-op Food · 614 m
7 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)

936m

Post office

Nearby shops

Tesco Express481 m
Pollards Hill Food & Wine624 m
Jhelum Cash & Carry638 m

Nearby cafes

Costa690 m
CoCo Fresh Tea & Juice1.2 km
Paratha Planet1.2 km

Nearby restaurants

Tandoori Griller619 m
Papa John's688 m
McDonald's743 m
Pizza Hut Delivery763 m

Nearby pubs

The Moon Under Water537 m

Nearby gyms

Norbury Park Lawn Tennis Club600 m
Nuffield Health Fitness & Wellbeing600 m

Nearby pharmacies

Akasi Pharmacy627 m
Cranston Pharmacy665 m

Nearby health

Norbury Health Centre403 m
Food hygiene (5-star)51% of 67

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

33

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.2%) 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
2.2% (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 months2

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

43.6

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,099m
Crossrail 2 route5,966m

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

Inner cityMedium 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)
2
Planning apps (3 years)
4
Local approval rate
100%
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
140 homes · Windsor House, 1270, Windsor House, 1270, London Road, Norbury, SW16 4DH
Pipeline pressure
NONE

Named schemes (500m)

97, Pollards Hill South, Norbury, Norbury, SW16 4LS8 homes
completed
The Vicarage & R/o 68-70, The Vicarage & R/o 68-70, Pollards Hill North, Norbury, SW16 4NY8 homes
completed
16, 16, Norbury Court Road, Norbury, SW16 4HT5 homes
completed
15, 15, Norbury Court Road, Norbury, SW16 4HU5 homes
completed
132, Norbury Court Road, Norbury, SW16 4HY5 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 4NT

Full postcodeSW16 4NT
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury & Pollards Hill
Latitude51.402779
Longitude-0.124955
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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