Norbury & Pollards Hill · Croydon · Streatham and Croydon North constituency · 51.40879, -0.12679

SW16 4PP— Norbury & Pollards Hill, Croydon

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

The family fortress

 

Schools 100%Safety 78/100Transport 40/100

Best for: Families

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

Liveability
56
Safety
78
Schools
100
Transport
40
Environment
67
Investment
58

The bottom line

SW16 4PP 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.

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Location

SW16 4PP

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 4PP

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

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Postcode Personality

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“The family fortress”

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How SW16 4PP 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 · 2 min walk

KS2: 105.6

★★★

Secondary

Harris Academy Merton

Outstanding · Inspected Sept 2022 · 12 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 425m

Crime is +22% above London average

Property

Prices, sales volume and market trends

Avg floor area89.9 m²

EPC breakdown

C
6%
D
9%
E
3%

Based on 18 properties · Confidence: medium

Street mix

Semi 8%Terraced 92%

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£224,750
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
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

1996–2016 · CAGR

+8.4%

Total change

+406%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.1%

per year

Acceleration

+8.85

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached7.7%
Terraced92.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£86k£147k+71.3%2.2
Post-dot-com plateau2001–2003£210k£209k-0.7%2
Pre-crash peak2005–2006£224k£250k+11.8%1.5
GFC & correction2008–2012£271k£257k-5.2%1
Help-to-Buy recovery2014–2016£390k£435k+11.5%1.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
10.1%
District
10.1%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
30 min walk
Therapia Lane Tram StopTram
32 min walk
Mitcham Junction Tram StopTram
35 min walk
Ampere Way Tram StopTram
37 min walk
No bus stops within 400m

20

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

3.4 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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)9
Nearest car park363m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Lidl
676m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 8.6 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 10%
More green space than 90% of London

Nearest SSSI: Croham Hurst SSSI — 7.1 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

12 min walk

76%

Recommend GP

76%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 368 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

98

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 (412 m)

Nearest supermarketCo-op Food · 1.1 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)

359m

Post office

Nearby shops

STR Food & Wine586 m
Save Express837 m
Northborough Corner864 m
Dutties967 m

Nearby cafes

Costa309 m
CoCo Fresh Tea & Juice564 m
Paratha Planet567 m
North Cafe823 m

Nearby restaurants

Creams325 m
Pizza Hut Delivery344 m
Papa John's346 m
Royal Mahal Norbury530 m

Nearby pubs

The Moon Under Water412 m
Smoke & Sip989 m
The Pied Bull1.2 km

Nearby gyms

Nuffield Health Fitness & Wellbeing673 m
Norbury Park Lawn Tennis Club772 m

Nearby pharmacies

Eagle Pharmacy848 m
Akasi Pharmacy1.1 km

Nearby health

Norbury Health Centre616 m
Food hygiene (5-star)46% of 116

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

58

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 score14/100
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

18

Price growth score

E
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,187m
Crossrail 2 route5,540m

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)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
6
Local approval rate
100%
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)

Semley School of Dancing, 1, Semley School of Dancing, 1, Semley Road, London, SW16 4PS10 homes
completed
1, 1, Semley Road, Norbury, SW16 4PS9 homes
completed
32-34, 32-34, Fairview Road, Norbury, SW16 5PT9 homes
completed
1421-1423, 1421-1423, London Road, Norbury, SW16 4AH8 homes
completed
2A, 2A, Stanford Road, Norbury, SW16 4PY7 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 4PP

Full postcodeSW16 4PP
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury & Pollards Hill
Latitude51.408788
Longitude-0.126794
Parliamentary constituencyStreatham and Croydon North
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
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Ofsted
HM LAND
REGISTRY
Environment
Agency
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TfL
Transport
for London
NHS
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Companies
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