Norbury & Pollards Hill · Croydon · Streatham and Croydon North constituency · 51.40820, -0.12715

SW16 4PL— Norbury & Pollards Hill, Croydon

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

The family fortress

 

Schools 100%Safety 78/100Transport 40/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

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

Liveability
56
Safety
78
Schools
100
Transport
40
Environment
65
Investment
35

The bottom line

SW16 4PL offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 48 min to victoria — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

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

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SW16 4PL meets your needs.

Location

SW16 4PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-8.3% vs London avg
vs London crime+22.0% vs London avg

Deep-dive guides for SW16 4PL

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SW16 4PL with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SW16 4PL 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 · 3 min walk

KS2: 105.6

★★★

Secondary

Harris Academy Merton

Outstanding · Inspected Sept 2022 · 11 min walk

P8: +0.68A8: 52.7

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 32 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

79.5 incidents per 1,000 residents

Higher crime than 60% of London
→ Stable

+22% vs borough

Crime by type

Other30%
Violence & sexual offences25%
Anti-social behaviour19%
Vehicle crime11%
Robbery7%
Burglary4%
Theft2%
Drug offences1%

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 · 418m

Crime is +22% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£4,823/m²
Price per ft²£448/ft²
Avg floor area111.4 m²

EPC breakdown

C
1%
D
11%
E
3%
F
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 79%Terraced 18%Detached 3%

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£278,500
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 CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.9%

Total change

+647%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.8%

per year

Acceleration

+1.50

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 34 sales

Property Type Mix

Total: 34 sales

Detached2.9%
Semi-detached79.4%
Terraced17.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£73k£115k+57.5%2
Post-dot-com plateau2001–2004£180k£275k+53.2%2
Pre-crash peak2005–2007£240k£355k+47.9%1.7
Help-to-Buy recovery2014–2016£442k£453k+2.4%1.5
Brexit uncertainty2017–2019£487k£467k-4%1.3
Pandemic surge2021–2021£501k£501k+0%2
Current market2025–2025£545k£545k+0%4

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.9%
District
6.9%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

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
6 min walk
Beddington Lane Tram StopTram
29 min walk
Therapia Lane Tram StopTram
31 min walk
Mitcham Junction Tram StopTram
34 min walk
Ampere Way Tram StopTram
36 min walk
No bus stops within 400m

19

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

3.5 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)9
Nearest car park433m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
Lidl
746m

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: 8.7 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

WIDE WAY MEDICAL CENTRE

WIDE WAY, CR4 1BP

11 min walk

76%

Recommend GP

76%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 438 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

97

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Moon Under Water (410 m)

Nearest supermarketCo-op Food · 1.0 km
1 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)

424m

Post office

Nearby shops

STR Food & Wine656 m
Save Express779 m
Northborough Corner806 m
Manor Mini Market838 m

Nearby cafes

Costa340 m
CoCo Fresh Tea & Juice633 m
Paratha Planet637 m
North Cafe764 m

Nearby restaurants

Papa John's374 m
Creams382 m
Pizza Hut Delivery385 m
Royal Mahal Norbury600 m

Nearby pubs

The Moon Under Water410 m
Smoke & Sip1.1 km

Nearby gyms

Nuffield Health Fitness & Wellbeing670 m
Norbury Park Lawn Tennis Club763 m

Nearby pharmacies

Eagle Pharmacy790 m
Akasi Pharmacy1.0 km

Nearby health

Norbury Health Centre593 m
Food hygiene (5-star)46% of 115

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

35

Investment score

Weak

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

Low gross yield (2.8%) 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
2.8% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

35.3

Price growth score

D
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,212m
Crossrail 2 route5,549m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,295 nationally

1,786

Est. population

10,749/km²

59%

Employed

37%

Degree educated

£38,500

Median income

6.5%

Claimant rate

Inner cityHigh densityEstablished mixed

39

Community stability

Age profile

25%
22%
24%
16%
Under 1825%
18–3422%
35–4924%
50–6416%
65+12%

Tenure

19%
23%
35%
23%
Own outright19%
Own (mortgage)23%
Private rent35%
Social rent23%
Shared ownership1%

Ethnicity

19%
16%
24%
26%
White British19%
White Other16%
Asian24%
Black26%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine21%
No car household41%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Private rent35%
Social rent23%

vs. London

Income vs London-8.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
6
Local approval rate
80%
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
1
Under construction
0
Completed (3yr)
34
Largest scheme
140 homes · Windsor House, 1270, Windsor House, 1270, London Road, Norbury, SW16 4DH
Pipeline pressure
LOW

Named schemes (500m)

32-34, 32-34, Fairview Road, Norbury, SW16 5PT9 homes
completed
The Vicarage & R/o 68-70, The Vicarage & R/o 68-70, Pollards Hill North, Norbury, SW16 4NY8 homes
completed
2A, 2A, Stanford Road, Norbury, SW16 4PY7 homes
completed
132, Norbury Court Road, Norbury, SW16 4HY5 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

Live in SW16 4PL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SW16 4PL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

Similar postcodes

Frequently asked questions

📍 Track SW16 4PL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SW16 4PL

Full postcodeSW16 4PL
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury & Pollards Hill
Latitude51.408200
Longitude-0.127149
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