Norbury & Pollards Hill · Croydon · Streatham and Croydon North constituency · 51.40199, -0.12466

SW16 4NU— Norbury & Pollards Hill, Croydon

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

The family fortress

 

Schools 100%Safety 80/100Transport 27/100~2% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
55
Safety
80
Schools
100
Transport
27
Environment
63
Investment
26

The bottom line

SW16 4NU 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 4NU

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 4NU

🛡️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 4NU 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 · 10 min walk

KS2: 109.8

★★★

Secondary

Harris Academy Merton

Outstanding · Inspected Sept 2022 · 9 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 · 574m

Crime is +6% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,232/m²
Price per ft²£486/ft²
Avg floor area157.1 m²

EPC breakdown

D
5%
E
4%
F
2%

Based on 11 properties · Confidence: medium

Street mix

Semi 43%Terraced 7%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£392,750
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

1995–2025 · CAGR

+6.8%

Total change

+621%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.1%

per year

Acceleration

+10.60

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 28 sales

Property Type Mix

Total: 28 sales

Detached50%
Semi-detached42.9%
Terraced7.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£111k£295k+165.8%1.8
Post-dot-com plateau2001–2002£235k£308k+30.9%2.5
Pre-crash peak2005–2007£350k£445k+27.1%1.5
GFC & correction2009–2012£360k£440k+22.2%1
Help-to-Buy recovery2013–2016£408k£600k+46.9%1.5
Brexit uncertainty2018–2019£708k£560k-20.9%1.5
Pandemic surge2021–2021£665k£665k+0%1
Rate-rise correction2023–2023£695k£695k+0%1
Current market2025–2025£800k£800k+0%3

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Detached+0% α
Local
3.9%
District
3.9%
Semi-detached+0% α
Local
13%
District
13%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing10
Trend Position40

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
13 min walk
Therapia Lane Tram StopTram
23 min walk
Beddington Lane Tram StopTram
23 min walk
Ampere Way Tram StopTram
27 min walk
Mitcham Junction Tram StopTram
32 min walk
No bus stops within 400m

20

Walkability score

18

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

13

Car parks (800m)

1

EV chargers (800m)

Nearest car park427m
Santander docks (800m)0
Nearest cycle dock3.8 km

Nearby car parks

🅿️
McDonald's
701m

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: 9.4 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 10%
More green space than 78% of London

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

3

Care homes (1km)

Nearest hospitalNorbury Health Centre · 448 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

91

Parks (1km)

0

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 (609 m)

No restaurants within 800m — nearest: Tandoori Griller (595 m)

Nearest supermarketCo-op Food · 589 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)

1.0km

Post office

Nearby shops

Tesco Express449 m
Pollards Hill Food & Wine602 m
Jhelum Cash & Carry618 m

Nearby cafes

Costa771 m

Nearby restaurants

Tandoori Griller595 m
McDonald's672 m
Papa John's766 m
Pizza Hut Delivery843 m

Nearby pubs

The Moon Under Water609 m

Nearby gyms

Norbury Park Lawn Tennis Club627 m
Nuffield Health Fitness & Wellbeing643 m

Nearby pharmacies

Cranston Pharmacy599 m
Akasi Pharmacy606 m

Nearby health

Norbury Health Centre448 m
Food hygiene (5-star)45% of 64

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

26

Investment score

Weak

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

Low gross yield (1.9%) 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
1.9% (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 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

39.8

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,088m
Crossrail 2 route6,025m

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)
3
Planning apps (3 years)
4
Local approval rate
67%
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
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 4NU

Full postcodeSW16 4NU
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury & Pollards Hill
Latitude51.401992
Longitude-0.124657
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
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