Norbury & Pollards Hill · Croydon · Streatham and Croydon North constituency · 51.40719, -0.12373

SW16 4SL— Norbury & Pollards Hill, Croydon

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

The family fortress

 

Schools 75%Safety 85/100Transport 40/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
56
Safety
85
Schools
45
Transport
40
Environment
64
Investment
47

The bottom line

SW16 4SL offers 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 4SL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.3% vs London avg
vs London crime-42.0% vs London avg

Deep-dive guides for SW16 4SL

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

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Postcode Personality

🚇 Well-Connected🎓 Good Schools🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SW16 4SL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair for families
★ Top school within 1km
—

Primary

Norbury Manor Primary School

Not yet inspected · 6 min walk

KS2: 105.6

—

Secondary

Norbury High School for Girls

Not yet inspected · 9 min walk

P8: +0.28A8: 51.2

75% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

37.8 incidents per 1,000 residents

Better than 73% of London
→ Stable

-42% vs borough

Crime by type

Violence & sexual offences33%
Other22%
Vehicle crime15%
Drug offences9%
Anti-social behaviour8%
Burglary7%
Robbery3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 155m

Crime is 42% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,098/m²
Price per ft²£566/ft²
Avg floor area58.5 m²

EPC breakdown

C
4%
D
10%
E
3%

Based on 17 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£146,250
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 CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.9%

Total change

+600%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.3%

per year

Acceleration

-13.57

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £50k–£75k · 18 sales

Property Type Mix

Total: 18 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£50k£102k+104%1.3
Post-dot-com plateau2001–2002£125k£165k+32%2
Pre-crash peak2006–2007£174k£239k+37.4%1.5
GFC & correction2010–2012£203k£197k-3%1
Help-to-Buy recovery2014–2014£318k£318k+0%1
Pandemic surge2021–2021£378k£378k+0%2
Current market2024–2025£390k£350k-10.3%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.5%
District
7.5%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
30 min walk
Ampere Way Tram StopTram
35 min walk
Mitcham Junction Tram StopTram
36 min walk
No bus stops within 400m

24

Walkability score

29

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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)9
Nearest car park289m
Santander docks (800m)0
Nearest cycle dock3.4 km

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: 8.8 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 10%
More green space than 79% of London

Nearest SSSI: Croham Hurst SSSI — 6.8 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

13 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

5

Care homes (1km)

Nearest hospitalNorbury Health Centre · 339 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.3 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)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 1.0 km
6 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

438m

Post office

Nearby shops

Tesco Express710 m
STR Food & Wine738 m
Dutties1.2 km

Nearby cafes

Costa199 m
CoCo Fresh Tea & Juice716 m
Paratha Planet719 m
Snake Tank1.1 km

Nearby restaurants

Papa John's209 m
Pizza Hut Delivery273 m
Creams348 m
Royal Mahal Norbury678 m

Nearby pubs

The Moon Under Water153 m

Nearby gyms

Nuffield Health Fitness & Wellbeing408 m
Norbury Park Lawn Tennis Club499 m

Nearby pharmacies

Cranston Pharmacy993 m

Nearby health

Norbury Health Centre339 m
Food hygiene (5-star)44% of 125

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

E

High street health

Investment

Investment grade, yield and market outlook

47

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
Gross yield
4.3% (average)London avg: 3.8%Above average yield
Gentrification score15/100
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

38.6

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,978m
Crossrail 2 route5,812m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,096 nationally

2,276

Est. population

17,588/km²

64%

Employed

40%

Degree educated

£38,500

Median income

6.7%

Claimant rate

Inner cityVery high densityMixed

36

Community stability

Age profile

26%
22%
23%
19%
Under 1826%
18–3422%
35–4923%
50–6419%
65+11%

Tenure

16%
21%
37%
22%
Own outright16%
Own (mortgage)21%
Private rent37%
Social rent22%
Shared ownership3%
Rent free0%

Ethnicity

19%
19%
23%
26%
White British19%
White Other20%
Asian23%
Black26%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine21%
No car household39%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent37%
Social rent22%

vs. London

Income vs London-8.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
8
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)
25
Largest scheme
140 homes · Windsor House, 1270, Windsor House, 1270, London Road, Norbury, SW16 4DH
Pipeline pressure
LOW

Named schemes (500m)

Windsor House, 1270, Windsor House, 1270, London Road, Norbury, SW16 4DH140 homes
completed
RADNOR HOUSE, 1272, RADNOR HOUSE, 1272, LONDON ROAD, SW16 4DQ113 homes
completed
1258, 1258, LONDON ROAD, SW16103 homes
completed
Anderson Heights, 1260, Anderson Heights, 1260, LONDON ROAD, SW1689 homes
completed
Windsor House, 1270, Windsor House, 1270, London Road, SW16 4DH56 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 4SL

Full postcodeSW16 4SL
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury & Pollards Hill
Latitude51.407192
Longitude-0.123725
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