Norbury & Pollards Hill · Croydon · Streatham and Croydon North constituency · 51.40629, -0.12989

SW16 4TH— Norbury & Pollards Hill, Croydon

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

The family fortress

 

Schools 100%Safety 85/100Transport 36/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
85
Schools
100
Transport
36
Environment
65
Investment
41

The bottom line

SW16 4TH 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 4TH

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 4TH

🛡️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 4TH 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 · 5 min walk

KS2: 105.6

★★★

Secondary

Harris Academy Merton

Outstanding · Inspected Sept 2022 · 7 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 · 33 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 580m

Crime is 43% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,701/m²
Price per ft²£530/ft²
Avg floor area66.3 m²

EPC breakdown

C
5%
D
11%
E
3%

Based on 19 properties · Confidence: medium

Street mix

Semi 11%Terraced 89%

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£165,750
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 DAnnual charge £2,083
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+7.2%

Total change

+602%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.3%

per year

Acceleration

-36.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached11.1%
Terraced88.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£50k£75k+50.4%1
Post-dot-com plateau2001–2004£120k£175k+45.8%1.3
Pre-crash peak2005–2005£171k£171k+0%2
GFC & correction2009–2012£160k£203k+27.3%1.5
Help-to-Buy recovery2014–2015£250k£256k+2.4%1.5
Pandemic surge2020–2020£330k£330k+0%2
Current market2024–2025£405k£351k-13.3%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
3.5%
District
3.5%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

76out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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
10 min walk
Beddington Lane Tram StopTram
26 min walk
Therapia Lane Tram StopTram
29 min walk
Mitcham Junction Tram StopTram
31 min walk
Ampere Way Tram StopTram
34 min walk
No bus stops within 400m

18

Walkability score

25

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

37

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)9
Nearest car park509m
Santander docks (800m)0
Nearest cycle dock3.5 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: 8.9 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 10%
More green space than 85% of London

Nearest SSSI: Croham Hurst SSSI — 6.9 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

7 min walk

76%

Recommend GP

76%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNorbury Health Centre · 679 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

94

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Moon Under Water (588 m)

Nearest supermarketCo-op Food · 753 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)

522m

Post office

Nearby shops

Save Express505 m
Northborough Corner532 m
Manor Mini Market564 m
Jhelum Cash & Carry742 m

Nearby cafes

North Cafe490 m
Costa592 m
CoCo Fresh Tea & Juice902 m
Paratha Planet905 m

Nearby restaurants

Golden Chopstick494 m
Morley's577 m
Papa John's619 m
Pizza Hut Delivery651 m

Nearby pubs

The Moon Under Water588 m

Nearby pharmacies

Eagle Pharmacy516 m
Akasi Pharmacy742 m

Nearby health

Norbury Health Centre679 m
Food hygiene (5-star)68% of 28

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

41

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
4.0% (average)London avg: 3.8%Above average yield
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

46

Price growth score

C
High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,410m
Crossrail 2 route5,480m

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
Yes
Article 4 area
No
Planning apps (12 months)
7
Planning apps (3 years)
5
Local approval rate
86%
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
1
Under construction
0
Completed (3yr)
18
Largest scheme
75 homes · NATWEST SPORTS GROUND, NATWEST SPORTS GROUND, STANFORD ROAD, SW16
Pipeline pressure
LOW

Named schemes (500m)

63, Darcy Road, Norbury, SW16 4TZ12 homes
completed
82, Pollards Hill North, Norbury, SW16 4NY5 homes
completed
132, Norbury Court Road, Norbury, SW16 4HY5 homes
completed
80, 80, Newlands Road, Norbury, London, SW16 4SU2 homes
completed
59, Isham Road, Norbury, SW16 4TG2 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 4TH

Full postcodeSW16 4TH
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury & Pollards Hill
Latitude51.406293
Longitude-0.129887
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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