Norbury & Pollards Hill · Croydon · Streatham and Croydon North constituency · 51.41024, -0.12557

SW16 5RF— Norbury & Pollards Hill, Croydon

Location and area intelligence for SW16 5RF, Norbury & Pollards Hill, Croydon

London's quiet achiever

 

Schools 50%Safety 69/100Transport 50/100

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
55
Safety
69
Schools
30
Transport
50
Environment
67
Investment
66

The bottom line

SW16 5RF offers low crime — a strong choice for Most buyers.

Less suited to Families.

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Location

SW16 5RF

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+109.0% vs London avg

Deep-dive guides for SW16 5RF

🛡️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🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How SW16 5RF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

Norbury Manor Primary School

Not yet inspected · 2 min walk

KS2: 105.6

—

Secondary

Norbury High School for Girls

Not yet inspected · 9 min walk

P8: +0.28A8: 51.2

50% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

135.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+109% vs borough

Crime by type

Other28%
Violence & sexual offences27%
Anti-social behaviour15%
Vehicle crime9%
Burglary8%
Robbery5%
Theft5%
Drug offences4%

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 · 474m

Crime is +109% above London average

Property

Prices, sales volume and market trends

Avg floor area99.2 m²

EPC breakdown

C
1%
D
3%
E
1%

Based on 5 properties · Confidence: low

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

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£248,000
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, 100 mm loft insulation
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

1997–2013 · CAGR

+6%

Total change

+156%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.5%

per year

Acceleration

-44.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 6 sales

Property Type Mix

Total: 6 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£90k£132k+46.3%1.5
Post-dot-com plateau2003–2003£196k£196k+0%1
Pre-crash peak2007–2007£260k£260k+0%1
Help-to-Buy recovery2013–2013£230k£230k+0%1

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 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Norbury→ Victoria· 7 tph
22 min

Nearby stations

NorburyNational Rail
4 min walk
Beddington Lane Tram StopTram
33 min walk
Therapia Lane Tram StopTram
34 min walk
Mitcham Junction Tram StopTram
37 min walk
Ampere Way Tram StopTram
39 min walk
No bus stops within 400m

26

Walkability score

68

Footpaths (500m)

0

Santander docks (800m)

3.3 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★42 min
Waterloo50 min ↑
Canary Wharf63 min ↑
City56 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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)9
Nearest car park184m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
Lidl
494m

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: 8.5 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 10%
More green space than 90% of London

Nearest SSSI: Croham Hurst SSSI — 7.2 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

14 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 190 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

86

Parks (1km)

10

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Moon Under Water (449 m)

Nearest supermarketCo-op Food · 1.3 km

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)

190m

Post office

Nearby shops

STR Food & Wine408 m
Dutties811 m

Nearby cafes

Costa278 m
CoCo Fresh Tea & Juice385 m
Paratha Planet388 m
Snake Tank702 m

Nearby restaurants

Creams195 m
Pizza Hut Delivery270 m
Papa John's315 m
Royal Mahal Norbury350 m

Nearby pubs

The Moon Under Water449 m
Smoke & Sip834 m
The Pied Bull1.0 km

Nearby gyms

Nuffield Health Fitness & Wellbeing694 m
Norbury Park Lawn Tennis Club803 m

Nearby health

Norbury Health Centre688 m
Food hygiene (5-star)45% of 121

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

66

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

27.5

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,101m
Crossrail 2 route5,540m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,591 nationally

1,709

Est. population

8,580/km²

62%

Employed

43%

Degree educated

£38,500

Median income

7.6%

Claimant rate

Inner cityHigh densityEstablished mixed

41

Community stability

Age profile

21%
20%
24%
19%
15%
Under 1821%
18–3420%
35–4924%
50–6419%
65+16%

Tenure

27%
25%
34%
Own outright27%
Own (mortgage)25%
Private rent34%
Social rent13%
Shared ownership1%
Rent free0%

Ethnicity

20%
17%
28%
22%
White British20%
White Other17%
Asian28%
Black22%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine19%
No car household41%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent34%
Social rent13%

vs. London

Income vs London-8.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
5
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)
35
Largest scheme
140 homes · Windsor House, 1270, Windsor House, 1270, London Road, Norbury, SW16 4DH
Pipeline pressure
LOW

Named schemes (500m)

1516, 1516, London Road, SW16 4ES22 homes
completed
THE SUSSEX TAVERN P.H., 668, THE SUSSEX TAVERN P.H., 668, STREATHAM HIGH ROAD, SW16 3QL12 homes
completed
Semley School of Dancing, 1, Semley School of Dancing, 1, Semley Road, London, SW16 4PS10 homes
completed
1355-1357, 1355-1357, London Road, Tylecroft Road, Norbury, SW16 4BE10 homes
completed
1, 1, Semley Road, Norbury, SW16 4PS9 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 5RF

Full postcodeSW16 5RF
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury & Pollards Hill
Latitude51.410243
Longitude-0.125570
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
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TfL
Transport
for London
NHS
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Companies
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Mail
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Agency
Ofcom
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