Streatham St Leonard's · Lambeth · Streatham and Croydon North constituency · 51.43851, -0.13253

SW16 1AB— Streatham St Leonard's, Lambeth

Location and area intelligence for SW16 1AB, Streatham St Leonard's, Lambeth

The family fortress

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 46/100Yield 4.36%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
76
Schools
100
Transport
46
Environment
96
Investment
49

The bottom line

SW16 1AB offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £495,000 median — a strong choice for Families.

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Location

SW16 1AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-4.8% vs London avg
vs London income+21.4% vs London avg
vs London crime+38.0% vs London avg

Deep-dive guides for SW16 1AB

🛡️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🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How SW16 1AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Telferscot Primary School

Not yet inspected · Inspected Feb 2025 · 7 min walk

KS2: 106.5

★★★

Secondary

La Retraite Roman Catholic Girls' School

Outstanding · Inspected Dec 2023 · 16 min walk

P8: +0.26A8: 52.1

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Maytree Nursery School

Not inspected · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

89.7 incidents per 1,000 residents

Higher crime than 68% of London
→ Stable

+12% vs borough

Crime by type

Other33%
Violence & sexual offences21%
Anti-social behaviour17%
Theft7%
Robbery7%
Vehicle crime7%
Burglary7%
Drug offences2%

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 · 3.0km

Crime is +38% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£495,000

Median sale price

5% below London median

£495,000 is 5% below the London median (£520,000)

+39.8%

This year

Flat

Dominant type

Price history

5-year change
-9.1%
Sales (24 months)5
New build0.0%
Avg flat£495,000
Price per m²£6,250/m²
Price per ft²£581/ft²
Avg floor area81.9 m²

EPC breakdown

C
17%
D
17%
E
6%
F
1%

Based on 41 properties · Confidence: high

Street mix

Semi 17%Terraced 6%Flat 77%

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£12,250
First-time buyerFTB
£3,500
Additional propertyBTL/2nd
£27,100

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

9.7×

Price-to-income

£2,476/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£204,750
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 CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.6%

Total change

+800%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.3%

per year

Acceleration

+11.11

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 64 sales

Property Type Mix

Total: 64 sales

Semi-detached17.2%
Terraced6.3%
Flat/maisonette76.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£230k+317.4%2.8
Post-dot-com plateau2001–2004£156k£248k+59.2%3.5
Pre-crash peak2005–2007£180k£352k+95.3%2.7
GFC & correction2009–2011£650k£250k-61.5%1
Help-to-Buy recovery2013–2015£440k£1.22m+176.1%2.3
Brexit uncertainty2017–2018£990k£405k-59.1%1
Pandemic surge2020–2021£365k£544k+49.1%2
Rate-rise correction2022–2023£877k£480k-45.2%1.5
Current market2024–2025£462k£495k+7.3%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.9%
District
6.9%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Balham Underground StationNorthern line
18 min walk
Streatham Hill→ Kings Cross· 2 tph
55 min

Nearby stations

Streatham HillNational Rail
5 min walk
Balham Underground StationNorthern
19 min walk
Clapham South Underground StationNorthern
24 min walk
Tooting Bec Underground StationNorthern
24 min walk
Clapham Common Underground StationNorthern
33 min walk
No bus stops within 400m

44

Walkability score

74

Footpaths (500m)

0

Santander docks (800m)

1.5 km

Nearest cycle dock

Central London commute times

London Bridge47 min ↑
Victoria ★39 min
Waterloo45 min ↑
Canary Wharf58 min ↑
City49 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock1.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 17.0 µg/m³ · PM2.5: 14.0 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: 5.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 67%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 10.3 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 yield849.2 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

EDITH CAVELL PRACTICE

41A-41C STREATHAM HILL, SW2 4TP

8 min walk

62%

Recommend GP

62%

Overall GP experience

1

GPs within 1km

6

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

106

Parks (1km)

18

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

35

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Stanley's of Streatham (380 m)

Nearest supermarketMieszko · 419 m
28 tennis courts5 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

721m

Post office

Nearby shops

Budgens199 m
Art & Craft352 m
Tesco Express366 m
The Cooperative387 m

Nearby cafes

Perfect Blend401 m
Maria's Kitchen429 m
Hyde Farm488 m
GAIL's518 m

Nearby restaurants

Don Luigi315 m
PizzaExpress363 m
El Chico's387 m
Talay Thai390 m

Nearby pubs

Stanley's of Streatham380 m
Five Bells396 m
Exhibit B399 m
The Rebel Inn448 m

Nearby gyms

Telford Park Tennis Club283 m
Belmont Bowling Club315 m
Woodfield Grove Tennis Club413 m
PureGym596 m

Nearby pharmacies

Westbury Chemist463 m
Touchwood Pharmacy905 m

Nearby health

Southside Dental Care443 m
mydentist634 m
Dental Laboratory974 m
Food hygiene (5-star)62% of 116

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

A

High street health

Investment

Investment grade, yield and market outlook

49

Investment score

Moderate

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
4.4% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

45.4

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,665m
Crossrail 2 route3,643m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,252 nationally

1,851

Est. population

12,819/km²

73%

Employed

58%

Degree educated

£51,000

Median income

4.2%

Claimant rate

Inner cityHigh densityYoung professionals

35

Community stability

Age profile

18%
34%
24%
15%
Under 1818%
18–3434%
35–4924%
50–6415%
65+9%

Tenure

14%
27%
43%
16%
Own outright14%
Own (mortgage)27%
Private rent43%
Social rent16%
Shared ownership1%

Ethnicity

43%
22%
White British43%
White Other22%
Asian8%
Black13%
Mixed10%
Other5%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine17%
No car household55%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent43%
Social rent16%

vs. London

Income vs London+21.4%
Price vs London-4.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
1
Local approval rate
63%
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
20
Under construction
0
Completed (3yr)
7
Largest scheme
259 homes · 142-170 Streatham Hill And Wentworth House, 10 Sternhold Avenue, Development Control Pseudo Street, 10 Sternhold Avenue, SW2 4SD
Pipeline pressure
MODERATE

Named schemes (500m)

85-95, 85-95, STERNHOLD AVENUE, SW215 homes
completed
Land To The Rear Of Colin Court At Woodfield Avenue, DEVELOPMENT CONTROL PSEUDO STREET, SW169 homes
completed
Rear of 42-48 and, 48a, Rear of 42-48 and, 48a, Drewstead Road, SW167 homes
completed
23, 23, Drewstead Road, SW16 1LY6 homes
completed
55, 55, Drewstead Road, SW16 1AA6 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
18.5%
Ward turnout
113%
Election year
2026
MP
Steve Reed (Labour (Co-op))
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Scott John AinslieGreen
Alice WeaversGreen
Saiqa AliGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£495,000)

£12,250

Standard buyer

£3,500

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 SW16 1AB

Full postcodeSW16 1AB
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham St Leonard's
Latitude51.438510
Longitude-0.132528
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