West Norwood Area Guide

West Norwood Area Guide

Discover the hidden gems of West Norwood that only locals know about…

Stapleton Long is a West Norwood estate agent that has been in the same office for over 100 years.

We’ve been able to gather unprecedented knowledge of West Norwood and the surrounding areas which enabled us to build a local clientele base.

Some of these partnerships have span upwards of 50 years, illustrating the trust that we’ve built within the community.

As we operate a strict ‘no sales no commission policy’, our agents are continuously working for the client and have great expertise & knowledge of the surrounding areas.

Stapleton Long’s vision and goals is quite simple, to secure the most favourable terms for our buyers.

The Property Ladder in West Norwood

There are no shortages in properties for sale and to rent in West Norwood with prices varying on the area you’re interested in living in.

Properties in West Norwood had an average price of £621,198 over the last year.

Currently, a 6 bedroom Victorian semi- detached house on the popular Lamberhurst road can fetch upwards of 7 figures.

Flats are more sought after in the West Norwood area over the last year, with sales averaging around £412,590.

Many homeowners in the West Norwood area have been drawn to houses in the east, which results in a bigger property value for detached, semi-detached & terraced Victorian homes.

For example, you can find a 5 bedroom detached home on the market for roughly £850,000 with access to West Norwood Station and the local high street.

As previously suggested, additional benefits such as being close to public transport, local attractions can result in an increase in the price of a property.

Buyers venturing further south in West Norwood will be met with more affordable prices with a 2 bedroom purpose built home on Elder road with a market value of £350,000.

Flats in West Norwood vary with renters in a highly competitive market, which is likely to be the same around other areas of London.

Flats to rent in West Norwood can range from £850 PCM (per calendar month) to upwards of £3,500 PCM.

The price of a flat will depend on a number of factors such as location, condition of the property and amenities.

Buying vs Renting in West Norwood

There are many pros and cons of renting and buying a property in West Norwood which has been summarised below:


  • Tenants have more flexibility without owning the property.
  • Lower upfront costs associated with deposit & rent.
  • Limited control over the property when you sign a tenancy agreement.
  • Landlords have a legal obligation to fix any issues that impact your health.
  • Less likely to be able to make renovations or alterations to the property.


  • Improved stability and control over the property.
  • Potential increase in property value over time
  • Ability to make changes & improvements
  • Higher deposit and other fees such as solicitor costs.
  • Time consuming process with mortgage application.
  • Long term commitment especially with mortgage repayments.

Advice for First Time Buyers

Owning your first property may seem quite daunting but don’t fear.
We have provided you with some tips and advice to help you make your first steps and get you on the property ladder.

  1. Make sure you’ve saved
  2. Research the area
  3. Take your time into making a decision
  4. Consider ALL costs
  5. Get a survey
  6. Find a trusted estate agent
  7. Prepare for negotiations

Transport links in West Norwood

West Norwood is generally well connected to other parts of London with various methods of transportations such as train, bus, tube, cycling and by car.

We’ve summarised the main transport links for West Norwood below:

  1. West Norwood Station: Trains run between Thameslink & southeastern rail networks, running through central London stations.
  2. Travelling by tube: Whilst there is no tube station, the area is very well connected to the London Underground via nearby stations such as the Victoria line.
  3. West Norwood Bus Station: Several bus routes for getting around London with popular stops such as Crystal Palace & Streatham.
  4. Travelling by car: nearby by the A215 road with the M25 motorway an easy reach for drivers travelling out of London.
  5. Walking & Cycling friendly: A small area, making it easy to walk to shops & restaurants or travel on bike to nearby locations.

Is West Norwood a safe place to live?

Buying or renting any property you want to feel safe in the area and the community that you’re living in.

West Norwood is generally a safe place to live whilst the area does have some issues with crimes as most areas in South London will face, crime levels remain steadily with a standard police presence.

As suggested, it is difficult to eliminate all crime from the area so please ensure you are aware of your surroundings, especially during the evening.

West Norwood is proud of its fantastic, welcoming community and an active neighbourhood watch where you can join to improve the safety of individuals living in the area.

We recommend walking around the area at night with a friend to get a sense of the area and whether it’s a good fit for you to live.

As with any location, it’s important to stay vigilant and to do your research before looking at buying or renting any properties.

Education in West Norwood


If you’re looking to start a young family or currently have one then you will be looking at available nurseries that can look after your child whilst you and your partner are working.

Below, you will find a list of some of the best nurseries in west norwood:

Oak Tree Pre-School Nursery

  • £750.000 deposit with £78.00 per session
  • Fees based on the number of hours per week.
  • An innovative & friendly nursery designed to create a welcoming environment for young children.
  • Age range starts from ages 2 to 5
  • Nursery chefs create fresh and healthy balanced meals.
  • Communication through ‘Family’ app

Monkey Puzzle

  • £100 registration fee and £250 deposit - age & time dependant
  • Educating & caring for children from the ages of three months to 5 years.
  • Award winning nursery group with over 30 years of experience.
  • Modern Security system & CCTV cameras
  • Private day nursery with GOOD inspection rating from ofsted.

Abacus Nursery School

  • Regular weekly activities including yoga, tennis, spanish & football
  • Family run business with over 25 years experience
  • Food catered to all dietary requirements

Primary Schools

Julian’s Primary School

  • Teaches ages 3-11
  • Promotes nurturing & inclusive school environment
  • Emphasises personal development & welfare of children
  • Rated GOOD by Ofsted
  • Educated & experienced staff members
  • Promotes SEND

Hitherfield Primary School

  • Educating & caring for ages 3-11
  • Aims to provide a welcoming & inclusive environment
  • Rated GOOD by Ofsted
  • Variety of policies to improve learning
  • Promotes SEND

Elm Wood Primary School

  • Teaching ages 4-11
  • Range of equality objectives set
  • Rated GOOD by Ofsted
  • Promotes a safeguarding environment
  • Aims to remove barriers for all children

Secondary Schools

The Elmgreen School

  • Promotes high quality education for all students
  • Numerous awards & accolades for quality of learning
  • Secondary school & sixth form
  • Rated as GOOD by Ofsted
  • Key stage 3,4,5 curriculum
  • Promotes safeguarding & inclusive school environment

Kingsdale Foundation School

  • Teaching ages between 11 to 18
  • promotes academic and personal excellence
  • Improve the quality of education given to students
  • Utilising innovation learning strategies

Dunraven School

  • Teaches ages between 4-18
  • Dunraven School is known for high academic standards & inclusive ethos
  • Strong focus on art & sports with many extracurricular clubs for students
  • Received numerous awards for academic excellence and quality of teaching

Food & Drink in West Norwood

  • The Great North Wood - A family friendly pub which provides locals with great food and craft beer
  • Four Hundred Rabbits - Popular pizzeria with a focus on sourdough pizzas made with locally sourced and organic ingredients.
  • Volcano Coffee Works - Specialty coffee roaster and café with a range of delicious coffee drinks and light bites.
  • Otter Trading - A bistro cafe offering a range of delicious healthy food options, including vegan and gluten-free choices.
  • The Garden Gastro Bar - Stylish restaurant and bar offering modern European cuisine made with locally sourced ingredients, alongside a range of cocktails and craft beers.
  • Pintadera Cafe- Cosy café serving freshly made sandwiches, homemade soups, and baked goods.
  • Platinum Bakery - A well established bakery which serves a variety of cakes, smoothies and bread
  • Delly’s West Norwood - A Caribbean restaurant offering authentic and tasty dishes made with fresh ingredients and spices.

Activities in West Norwood

Culture and History:

  • Visit West Norwood Cemetery and take a guided tour or explore on your own.
  • Check out the South London Theatre for a range of live performances.
  • Visit the Portico Gallery for art exhibitions, film screenings, and live music events.
  • Explore the Norwood Library, which has a range of events and activities for all ages.

Outdoor and Nature:

  • Visit Norwood Park for a peaceful stroll, picnic, or sports activities.
  • Explore Brockwell Park, which has a lido, a BMX track, a mini-golf course, and a walled garden.
  • Take a walk around the Crystal Palace Park, which has a dinosaur exhibit, a maze, a farm, and a playground.
  • Visit the West Norwood Feast, a popular community-led market that takes place on the first Sunday of every month.

Fitness and Wellness:

  • Visit the West Norwood Health and Leisure Centre for a swim or fitness class.
  • Check out a yoga or pilates class at the West Norwood Therapies studio.
  • Take a dance class at the West Norwood Dance Studio.
  • Join the West Norwood Running Club for a group run through the local parks and streets.
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