Streatham Hill West & Thornton · Lambeth · Clapham and Brixton Hill constituency · 51.44644, -0.13799

SW12 0EA— Streatham Hill West & Thornton, Lambeth

Location and area intelligence for SW12 0EA, Streatham Hill West & Thornton, Lambeth

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 32/100Yield 3.53%

Best for: Families

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

Liveability
60
Safety
82
Schools
100
Transport
32
Environment
67
Investment
38

The bottom line

SW12 0EA offers exceptional schools (100% Good/Outstanding) and low crime at £612,500 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SW12 0EA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+17.8% vs London avg
vs London income+13.1% vs London avg
vs London crime-67.0% vs London avg

Deep-dive guides for SW12 0EA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How SW12 0EA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Bede's Catholic Primary School

Not yet inspected · 3 min walk

KS2: 109.5

★★★

Secondary

La Retraite Roman Catholic Girls' School

Outstanding · Inspected Dec 2023 · 5 min walk

P8: +0.26A8: 52.1

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Maytree Nursery School

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

21.3 incidents per 1,000 residents

Better than 85% of London
↑ Rising 1033.3%

from a low base — still below London average

-73% vs borough

Crime by type

Vehicle crime24%
Other21%
Anti-social behaviour18%
Violence & sexual offences18%
Theft9%
Robbery6%
Burglary6%
Drug offences0%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

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: Clapham Fire Station · 2.1km

Crime is 67% below London average

Property

2 Jul

Prices, sales volume and market trends

£612,500

Median sale price

Above London median by 18%

£612,500 is 18% above the London median (£520,000)

+19.4%

This year

Flat

Dominant type

Price history

5-year change
+8.4%
Sales (24 months)8
New build0.0%
Avg terraced£695,000
Avg flat£577,500
Price per m²£7,599/m²
Price per ft²£706/ft²
Avg floor area84.5 m²

EPC breakdown

B
6%
C
9%
D
11%
E
1%
F
1%
G
1%

Based on 29 properties · Confidence: medium

Street mix

Terraced 18%Flat 79%Other 3%

LHA rates — Inner South West London

Shared room£685/mo
1 bedroom£1420/mo
2 bedrooms£1700/mo
3 bedrooms£2160/mo
4 bedrooms£2900/mo

Stamp duty

Standard buyer£18,125
First-time buyerFTB
£9,375
Additional propertyBTL/2nd
£36,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.9×

Price-to-income

£3,064/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£211,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.3%

Total change

+985%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.1%

per year

Acceleration

+51.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 66 sales

Property Type Mix

Total: 66 sales

Terraced18.2%
Flat/maisonette81.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£174k+135.6%2.2
Post-dot-com plateau2001–2004£195k£272k+39.4%2
Pre-crash peak2005–2007£249k£300k+20.5%1.7
GFC & correction2008–2012£525k£225k-57.1%2
Help-to-Buy recovery2013–2016£500k£525k+5%1.3
Brexit uncertainty2017–2019£675k£705k+4.4%4.3
Pandemic surge2020–2021£633k£565k-10.7%1.5
Rate-rise correction2022–2022£658k£658k+0%4
Current market2024–2025£575k£800k+39.1%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
8.3%
District
8.3%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Clapham South Underground StationNorthern line
11.9 min walk
Streatham Hill

Nearby stations

Clapham South Underground StationNorthern
12 min walk
Balham Underground StationNorthern
14 min walk
Streatham HillNational Rail
15 min walk
Clapham Common Underground StationNorthern
21 min walk
Tooting Bec Underground StationNorthern
24 min walk
No bus stops within 400m

26

Walkability score

103

Footpaths (500m)

0

Santander docks (800m)

0.9 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria ★41 min
Waterloo43 min ↑
Canary Wharf58 min ↑
City50 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park520m
Santander docks (800m)0
Nearest cycle dock0.9 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: 17.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 93% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.6 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 31%
Below average green space

Nearest SSSI: Wimbledon Common SSSI — 7.0 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

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield849.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CLAPHAM PARK GROUP PRACTICE

72 CLARENCE AVENUE, SW4 8JP

8 min walk

91%

Recommend GP

91%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 2.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

164

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Abbeville (953 m)

Nearest supermarketCo-op Food · 933 m
8 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

542m

Post office

Nearby shops

Cozy Corner470 m
Organic Butcher520 m
Variety Store624 m
Tesco Express702 m

Nearby cafes

Hyde Farm472 m
Just Jenny's552 m
Trailside Coffee670 m
CafePod Coffee845 m

Nearby restaurants

Aoki478 m
Himalaya Indian Takeaway742 m
Burger King802 m
The Avalon841 m

Nearby pubs

The Abbeville953 m

Nearby gyms

Grafton Tennis Club321 m
Grappler's Den358 m
PlayFit Sports Club387 m
Balham Boxing Club710 m

Nearby pharmacies

Pharmalite Pharmacy550 m

Nearby health

Clapham Park Group Practice638 m
Food hygiene (5-star)52% of 29

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)
288

High street

E

High street health

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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

Avg monthly rent
£1,800London avg: £1,950/mo
Gross yield
3.5% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route6,076m
Crossrail 2 route2,896m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,031 nationally

1,597

Est. population

16,815/km²

74%

Employed

66%

Degree educated

£47,500

Median income

5.0%

Claimant rate

SuburbanVery high densityMixed

41

Community stability

Age profile

19%
37%
22%
13%
Under 1819%
18–3437%
35–4922%
50–6413%
65+9%

Tenure

27%
27%
33%
Own outright13%
Own (mortgage)27%
Private rent27%
Social rent33%
Shared ownership1%

Ethnicity

52%
14%
17%
White British52%
White Other14%
Asian7%
Black17%
Mixed8%
Other2%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine12%
No car household45%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Social rent33%
Private rent27%

vs. London

Income vs London+13.1%
Price vs London+17.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
5
Local approval rate
44%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
16
Largest scheme
120 homes · Precinct C2, 158 -178 & 180-200, Precinct C2, 158 -178 & 180-200, Clarence Crescent, Clapham Park, SW4 8LR
Pipeline pressure
LOW

Named schemes (500m)

Limerick Close, Limerick Close, Atkins Road, SW12 0BE29 homes
completed
HYDE FARM SPECIAL SCHOOL, HYDE FARM SPECIAL SCHOOL, TELFERSCOT ROAD, SW12 0HW20 homes
completed
Land At No. 200-262 Hydethorpe Road And Bound By Thornton Road, Development Control Pseudo Street, SW1214 homes
completed
CLAPHAM PARK LIBRARY, CLAPHAM PARK LIBRARY, POYNDERS ROAD, SW4 8PS14 homes
completed
3 - 5, 3 - 5, Radbourne Road, SW12 0EA6 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
24.5%
Ward turnout
86%
Election year
2026
MP
Bell Ribeiro-Addy (Labour)
MP majority
18,005
Constituency
Clapham and Brixton Hill

Councillors

Matthew BryantLib Dems
Kita OgdenLib Dems

Stamp Duty & Affordability Calculator

Stamp duty on median price (£612,500)

£18,125

Standard buyer

£9,375

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SW12 0EA

Full postcodeSW12 0EA
Postcode districtSW12
BoroughLondon Borough of Lambeth
WardStreatham Hill West & Thornton
Latitude51.446439
Longitude-0.137990
Parliamentary constituencyClapham and Brixton Hill
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