The bottom line
TN16 3BL offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catch: 62 min to london bridge — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how TN16 3BL scores on each.
Toggle a question above to see how TN16 3BL meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for TN16 3BL
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Postcode Personality
“The family fortress”
How TN16 3BL has changed
Schools
Nearest schools and Ofsted ratings
Schools
Nearest schools and Ofsted ratings
90
Education score
Primary
Biggin Hill Primary School
Not yet inspected · 8 min walk
Secondary
Charles Darwin School
Good · Inspected Jun 2023 · 11 min walk
100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km
Childcare
Childcare
Crosfield Nursery School
Not inspected · 139 min walk
2 primaries · 1 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
46.6 incidents per 1,000 residents
-13% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
0
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Biggin Hill · 570m
Crime is 28% below London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
Street mix
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1996–2022 · CAGR
+7.6%
Total change
+564%
Market Activity
Price Velocity & Acceleration
Current Velocity
+33.8%
per year
Acceleration
+56.70
change in velocity
Market State
Strong growth
Price Distribution
P25: £400k–£450k · P75: £200k–£250k · 19 sales
Property Type Mix
Total: 19 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1996–1996 | £75k | £75k | +0% | 2 |
| Post-dot-com plateau | 2002–2002 | £190k | £190k | +0% | 1 |
| Pre-crash peak | 2005–2006 | £210k | £195k | -7.1% | 1.5 |
| GFC & correction | 2009–2012 | £210k | £350k | +66.7% | 1.2 |
| Help-to-Buy recovery | 2015–2015 | £320k | £320k | +0% | 1 |
| Brexit uncertainty | 2018–2019 | £520k | £480k | -7.7% | 1.5 |
| Pandemic surge | 2020–2020 | £370k | £370k | +0% | 1 |
| Rate-rise correction | 2022–2022 | £495k | £495k | +0% | 3 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Semi-detached
+0% alpha
CAGR over 17yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL
Nearby stations
7
Walkability score
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
9
Car parks (800m)
0
EV chargers (800m)
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Energy
Ground stability
Insurance risk
Cost band
Flood risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
PRUH URGENT CARE CENTRE
THE PRINCESS ROYAL HOSPITAL, FARNBOROUGH COMMON, BR6 8ND
70 min walk
0
GPs within 1km
1
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
22
Parks (1km)
0
Restaurants (800m)
2
Cafes (800m)
1
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
Sports (1km)
0
Convenience
No restaurants within 800m — nearest: Domino's (1.1 km)
Nightlife (500m)
0
Nightclubs
1
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
1.0km
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
19
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
28.6
Price growth score
Development pressure
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 9/10
Least deprived
Index of Multiple Deprivation
Rank: 28,456 nationally
1,330
Est. population
50%
Employed
25%
Degree educated
£38,300
Median income
2.2%
Claimant rate
64
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Politics
Local councillors and MP
Politics
Local councillors and MP
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