Streatham Wells · Lambeth · Streatham and Croydon North constituency · 51.43461, -0.12787

SW16 1HE— Streatham Wells, Lambeth

Location and area intelligence for SW16 1HE, Streatham Wells, Lambeth

The practical family move

 

Bottom 25% LondonSchools 100%Safety 82/100Transport 56/100Yield 8.00%

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
71
Safety
82
Schools
90
Transport
56
Environment
67
Investment
64

The bottom line

SW16 1HE offers exceptional schools (100% Good/Outstanding) and low crime at £270,000 median — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SW16 1HE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-48.1% vs London avg
vs London income+21.4% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for SW16 1HE

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

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“The practical family move”

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How SW16 1HE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Sunnyhill Primary School

Good · Inspected Jul 2024 · 10 min walk

KS2: 101.7

—

Secondary

Bishop Thomas Grant Catholic Secondary School

Not yet inspected · Inspected Feb 2025 · 16 min walk

P8: +0.74A8: 59.4

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.6 incidents per 1,000 residents

Better than 57% of London
→ Stable

-29% vs borough

Crime by type

Other37%
Violence & sexual offences24%
Anti-social behaviour20%
Vehicle crime5%
Burglary5%
Theft4%
Robbery3%
Drug offences2%

Road safety

83

Road safety score

5

Accidents (5yr)

3

KSI (5yr)

14

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.8km

Crime is 13% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£270,000

Median sale price

Bottom 25% — 48% below London median

£270,000 is 48% below the London median (£520,000)

-27.7%

This year

Flat

Dominant type

Price history

5-year change
-28.0%
Sales (24 months)7
New build0.0%
Avg flat£270,000
Price per m²£4,279/m²
Price per ft²£398/ft²
Avg floor area62.3 m²

EPC breakdown

C
24%
D
11%
E
3%

Based on 38 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£1,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£9,100

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

5.3×

Price-to-income

£1,351/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£155,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2026 · CAGR

+6.6%

Total change

+500%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.6%

per year

Acceleration

+12.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 78 sales

Property Type Mix

Total: 78 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£50k£85k+70%4
Post-dot-com plateau2001–2004£105k£153k+44.9%4.8
Pre-crash peak2005–2007£167k£210k+25.7%4.3
GFC & correction2008–2012£170k£250k+47.1%2
Help-to-Buy recovery2013–2015£257k£370k+43.7%3
Brexit uncertainty2017–2018£425k£355k-16.5%2.5
Pandemic surge2020–2021£298k£375k+26.1%1.5
Rate-rise correction2023–2023£391k£391k+0%1
Current market2024–2026£270k£300k+11.1%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.4%
District
6.4%

CAGR over 27yr 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 Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Streatham HillNational Rail
5 min walk
Balham Underground StationNorthern
25 min walk
Tooting Bec Underground StationNorthern
28 min walk
Clapham South Underground StationNorthern
30 min walk
Tooting Broadway Underground StationNorthern
37 min walk
No bus stops within 400m

60

Walkability score

128

Footpaths (500m)

0

Santander docks (800m)

1.9 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria ★37 min
Waterloo48 min ↑
Canary Wharf62 min ↑
City54 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park406m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Lidl· yes
406m

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: 14.0 µg/m³
Better than 93% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.8 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 64%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 9.8 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): 1

Landslide susceptibility: Low

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

10 min walk

62%

Recommend GP

62%

Overall GP experience

1

GPs within 1km

6

Dentists within 1km

12

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

58

Parks (1km)

25

Restaurants (800m)

13

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

25

Sports (1km)

13

Convenience

Nearest supermarketMieszko · 205 m
19 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D

1

Libraries (1km)

0

Cinemas (2km)

273m

Post office

Nearby shops

Westbury Express65 m
Tariq Halal Meats75 m
Essential Express Food & Wine140 m
GMobile & Vape145 m

Nearby cafes

Purple46 m
La Casita78 m
I Love Coffee88 m
Brooks & Gao109 m

Nearby restaurants

Bocca4 m
Slurp42 m
Nando's44 m
Roots45 m

Nearby pubs

The Rebel Inn98 m
Five Bells188 m
Stanley's of Streatham220 m
Exhibit B298 m

Nearby gyms

PureGym104 m
Virgin Active235 m
Belmont Bowling Club272 m
Woodfield Grove Tennis Club444 m

Nearby pharmacies

Westbury Chemist80 m
Touchwood Pharmacy471 m

Nearby health

Southside Dental Care143 m
mydentist151 m
Food hygiene (5-star)56% of 182

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

64

Investment score

Good

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
8.0% (high)London avg: 3.8%Strong yield — top 5% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months2

Rental market

Very High

Demand

Very 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

54.4

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,889m
Crossrail 2 route4,133m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,440 nationally

2,172

Est. population

24,019/km²

80%

Employed

64%

Degree educated

£51,000

Median income

3.9%

Claimant rate

Urban coreVery high densityYoung professionals

30

Community stability

Age profile

42%
28%
Under 1812%
18–3442%
35–4928%
50–6412%
65+5%

Tenure

30%
55%
Own outright10%
Own (mortgage)30%
Private rent55%
Social rent5%
Shared ownership0%

Ethnicity

41%
26%
White British41%
White Other26%
Asian9%
Black10%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine16%
No car household63%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent55%
Social rent5%

vs. London

Income vs London+21.4%
Price vs London-48.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
16
Live planning apps (800m)
5
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
19
Under construction
0
Completed (3yr)
41
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
LOW

Named schemes (500m)

Norwich House, 9-11, Norwich House, 9-11, Streatham High Road, SW1698 homes
completed
CINEMA & CAR PARK, 7, CINEMA & CAR PARK, 7, STREATHAM HIGH ROAD, SW16 1EF62 homes
completed
2 - 4, 2 - 4, Leigham Court Road, SW16 2PD35 homes
completed
18-22, 18-22, LEIGHAM AVENUE, SW1629 homes
completed
SITE OF, 11, SITE OF, 11, WOODBOURNE AVENUE, SW1627 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
18.5%
Ward turnout
84%
Election year
2026
MP
Steve Reed (Labour (Co-op))
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Judy BestLib Dems
Simon BucknallLib Dems

Stamp Duty & Affordability Calculator

Stamp duty on median price (£270,000)

£1,000

Standard buyer

£0

First-time buyer

Save £1,000

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 1HE

Full postcodeSW16 1HE
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Wells
Latitude51.434605
Longitude-0.127868
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