Norbury & Pollards Hill · Croydon · Streatham and Croydon North constituency · 51.40776, -0.12973

SW16 4TF— Norbury & Pollards Hill, Croydon

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

The family fortress

 

Schools 100%Safety 85/100Transport 37/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
85
Schools
100
Transport
37
Environment
66
Investment
33

The bottom line

SW16 4TF 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 4TF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.3% vs London avg
vs London crime-43.0% vs London avg

Deep-dive guides for SW16 4TF

🛡️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🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SW16 4TF 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 · 4 min walk

KS2: 105.6

★★★

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 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.9 incidents per 1,000 residents

Better than 73% of London
→ Stable

-43% vs borough

Crime by type

Anti-social behaviour24%
Vehicle crime18%
Violence & sexual offences18%
Other16%
Robbery13%
Burglary6%
Drug offences5%
Theft0%

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 · 576m

Crime is 43% 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£5,493/m²
Price per ft²£510/ft²
Avg floor area90.5 m²

EPC breakdown

C
2%
D
8%
E
4%
F
1%

Based on 15 properties · Confidence: medium

Street mix

Semi 77%Terraced 23%

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£226,250
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 DAnnual charge £2,083
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.8%

Total change

+576%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.2%

per year

Acceleration

-32.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £450k–£500k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached76.9%
Terraced23.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£151k+114.2%1.8
Post-dot-com plateau2001–2004£170k£212k+24.6%2
Pre-crash peak2006–2007£247k£336k+36%1
GFC & correction2008–2008£278k£278k+0%1
Help-to-Buy recovery2014–2015£365k£363k-0.7%1.5
Brexit uncertainty2018–2018£428k£428k+0%2
Pandemic surge2021–2021£525k£525k+0%1
Current market2024–2024£477k£477k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
7.6%
District
7.6%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
9 min walk
Beddington Lane Tram StopTram
28 min walk
Therapia Lane Tram StopTram
31 min walk
Mitcham Junction Tram StopTram
32 min walk
Ampere Way Tram StopTram
36 min walk
No bus stops within 400m

10

Walkability score

15

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

25

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)9
Nearest car park559m
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 AONB32% green spaceTree canopy: 10%
More green space than 87% 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

9 min walk

76%

Recommend GP

76%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 563 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

93

Parks (1km)

0

Restaurants (800m)

0

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 (575 m)

No restaurants within 800m — nearest: Papa John's (558 m)

Nearest supermarketCo-op Food · 915 m
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)

587m

Post office

Nearby shops

Save Express607 m
Northborough Corner634 m
Manor Mini Market665 m
STR Food & Wine772 m

Nearby cafes

Costa525 m
North Cafe593 m
CoCo Fresh Tea & Juice751 m
Paratha Planet754 m

Nearby restaurants

Papa John's558 m
Creams558 m
Pizza Hut Delivery571 m
Golden Chopstick597 m

Nearby pubs

The Moon Under Water575 m
Smoke & Sip1.1 km

Nearby pharmacies

Eagle Pharmacy618 m
Akasi Pharmacy904 m

Nearby health

Norbury Health Centre721 m
Food hygiene (5-star)55% of 11

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

33

Investment score

Weak

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
3.1% (average)London avg: 3.8%Below average yield — bottom 60%
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months0

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

4/100

Velocity score

Future outlook

43.2

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,393m
Crossrail 2 route5,413m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,731 nationally

1,679

Est. population

16,997/km²

61%

Employed

41%

Degree educated

£38,500

Median income

5.7%

Claimant rate

Inner cityVery high densityOwner occupiers / families

52

Community stability

Age profile

24%
22%
21%
20%
Under 1824%
18–3422%
35–4922%
50–6420%
65+12%

Tenure

26%
39%
19%
15%
Own outright26%
Own (mortgage)39%
Private rent19%
Social rent15%
Shared ownership1%

Ethnicity

19%
13%
24%
31%
White British19%
White Other13%
Asian24%
Black31%
Mixed9%
Other5%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine19%
No car household26%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent19%
Social rent15%

vs. London

Income vs London-8.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
5
Local approval rate
83%
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)
23
Largest scheme
75 homes · NATWEST SPORTS GROUND, NATWEST SPORTS GROUND, STANFORD ROAD, SW16
Pipeline pressure
LOW

Named schemes (500m)

NATWEST SPORTS GROUND, NATWEST SPORTS GROUND, STANFORD ROAD, SW1675 homes
completed
63, Darcy Road, Norbury, SW16 4TZ12 homes
completed
132, Norbury Court Road, Norbury, SW16 4HY5 homes
completed
216, 216, Stanford Road, SW16 4QW4 homes
completed
235, 235, Northborough Road, Streatham, SW16 4TU2 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 4TF

Full postcodeSW16 4TF
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury & Pollards Hill
Latitude51.407765
Longitude-0.129726
Parliamentary constituencyStreatham and Croydon North
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
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Transport
for London
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Mail
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Agency
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