Norbury & Pollards Hill · Croydon · Streatham and Croydon North constituency · 51.41180, -0.12621

SW16 5TX— Norbury & Pollards Hill, Croydon

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

The family fortress

 

Schools 100%Safety 69/100Transport 50/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
69
Schools
60
Transport
50
Environment
66
Investment
36

The bottom line

SW16 5TX offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SW16 5TX

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 5TX

🛡️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 5TX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Norbury Manor Primary School

Not yet inspected · 3 min walk

KS2: 105.6

—

Secondary

Norbury High School for Girls

Not yet inspected · 10 min walk

P8: +0.28A8: 51.2

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 · 34 min walk

3 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 644m

Crime is +109% above 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£6,047/m²
Price per ft²£562/ft²
Avg floor area99.8 m²

EPC breakdown

C
6%
D
8%
E
3%

Based on 17 properties · Confidence: medium

Street mix

Semi 27%Terraced 68%Detached 5%

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£249,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+7.1%

Total change

+587%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.9%

per year

Acceleration

-154.37

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £175k–£200k · 22 sales

Property Type Mix

Total: 22 sales

Detached4.5%
Semi-detached27.3%
Terraced68.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£90k£120k+32.8%1
Post-dot-com plateau2002–2004£190k£266k+40%1
Pre-crash peak2006–2006£260k£260k+0%3
GFC & correction2008–2012£243k£300k+23.5%1.2
Help-to-Buy recovery2013–2014£440k£380k-13.6%1
Brexit uncertainty2017–2019£420k£465k+10.7%1
Pandemic surge2020–2020£184k£184k+0%1
Rate-rise correction2023–2023£507k£507k+0%1
Current market2025–2025£618k£618k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
3.4%
District
3.4%

CAGR over 5yr 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 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
34 min walk
Therapia Lane Tram StopTram
36 min walk
Mitcham Junction Tram StopTram
38 min walk
Ampere Way Tram StopTram
41 min walk
No bus stops within 400m

29

Walkability score

84

Footpaths (500m)

0

Santander docks (800m)

3.2 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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)9
Nearest car park78m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Lidl
360m

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: 8.3 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 10%
More green space than 87% of London

Nearest SSSI: Croham Hurst SSSI — 7.4 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

16 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

8

Care homes (1km)

Nearest hospital · 77 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

84

Parks (1km)

10

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Moon Under Water (616 m)

Nearest supermarketCo-op Food · 1.4 km
1 swimming pools

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)

222m

Post office

Nearby shops

STR Food & Wine261 m
Dutties634 m
David's Deli943 m
Greyhound Min81.1 km

Nearby cafes

CoCo Fresh Tea & Juice241 m
Paratha Planet244 m
Costa431 m
Snake Tank529 m

Nearby restaurants

Royal Mahal Norbury215 m
Moorish Lounge266 m
Afghan Village272 m
XO-tikka289 m

Nearby pubs

The Moon Under Water616 m
Smoke & Sip657 m
The Pied Bull860 m
The Railway938 m

Nearby gyms

Nuffield Health Fitness & Wellbeing848 m

Nearby health

Norbury Health Centre861 m
Food hygiene (5-star)45% 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

A

High street health

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score17/100
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 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

42.8

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,149m
Crossrail 2 route5,420m

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)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
4
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)

417 - 419, 417 - 419, Streatham High Road, SW16 6ER56 homes
completed
1516, 1516, London Road, SW16 4ES22 homes
completed
1 - 2, 1 - 2, Hermitage Lane, Steatham High Street, Norbury, SW16 3LH20 homes
completed
Sinclair House, 381, Sinclair House, 381, Streatham High Road, SW16 3PE15 homes
completed
THE SUSSEX TAVERN P.H., 668, THE SUSSEX TAVERN P.H., 668, STREATHAM HIGH ROAD, SW16 3QL12 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 5TX

Full postcodeSW16 5TX
Postcode districtSW16
BoroughLondon Borough of Croydon
WardNorbury & Pollards Hill
Latitude51.411800
Longitude-0.126211
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