Streatham Wells · Lambeth · Streatham and Croydon North constituency · 51.43594, -0.12584

SW16 2AG— Streatham Wells, Lambeth

Location and area intelligence for SW16 2AG, Streatham Wells, Lambeth

The practical family move

 

Top 5% LondonSchools 100%Safety 82/100Transport 58/100

Best for: Families, Investors

Compare areas

Strong for families — high safety and school scores

Liveability
75
Safety
82
Schools
90
Transport
58
Environment
67
Investment
75

The bottom line

SW16 2AG offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Investors.

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Location

SW16 2AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW16 2AG

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

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Postcode Personality

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How SW16 2AG 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 · 11 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 · 17 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

100

Road safety score

0

Accidents (5yr)

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

Prices, sales volume and market trends

Avg floor area99.1 m²

EPC breakdown

C
17%

Based on 17 properties · Confidence: medium

Street mix

Semi 23%Terraced 69%Detached 8%

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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£247,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
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

2002–2020 · CAGR

+1.8%

Total change

+37%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.1%

per year

Acceleration

-21.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £350k–£400k · 26 sales

Property Type Mix

Total: 26 sales

Detached7.7%
Semi-detached23.1%
Terraced69.2%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£470k£465k-1.1%4.7
Pre-crash peak2005–2007£449k£310k-31%1
GFC & correction2011–2012£356k£377k+6.2%3
Help-to-Buy recovery2016–2016£682k£682k+0%1
Brexit uncertainty2017–2017£740k£740k+0%1
Pandemic surge2020–2020£643k£643k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
-1.9%
District
-1.9%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Streatham Hill→ Kings Cross· 2 tph
55 min

Nearby stations

Streatham HillNational Rail
3 min walk
Balham Underground StationNorthern
26 min walk
Tooting Bec Underground StationNorthern
29 min walk
Clapham South Underground StationNorthern
30 min walk
Clapham Common Underground StationNorthern
37 min walk
No bus stops within 400m

63

Walkability score

149

Footpaths (500m)

0

Santander docks (800m)

1.8 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)

Total spaces (800m)10
Nearest car park605m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Lidl· yes
605m

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: 5.6 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 22%
Less green space than 76% of London

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): 2

Landslide susceptibility: Medium

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

7 min walk

62%

Recommend GP

62%

Overall GP experience

2

GPs within 1km

6

Dentists within 1km

8

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.9 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

48

Parks (1km)

25

Restaurants (800m)

14

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

25

Sports (1km)

10

Convenience

Nearest supermarketMieszko · 128 m
19 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D

1

Libraries (1km)

0

Cinemas (2km)

523m

Post office

Nearby shops

Milestone Supermarket130 m
Tariq Halal Meats159 m
Streatham International163 m
KJS Convenience Store168 m

Nearby cafes

Maria's Kitchen127 m
Perfect Blend196 m
Purple243 m
La Casita282 m

Nearby restaurants

Nar129 m
Orient Express148 m
Marinatto160 m
Talay Thai162 m

Nearby pubs

Five Bells161 m
Stanley's of Streatham168 m
Exhibit B172 m
The Rebel Inn187 m

Nearby gyms

Belmont Bowling Club231 m
PureGym306 m
Virgin Active438 m
Telford Park Tennis Club566 m

Nearby pharmacies

Westbury Chemist197 m
Touchwood Pharmacy660 m
Day Lewis Pharmacy947 m

Nearby health

Southside Dental Care132 m
mydentist349 m
Palace Road Surgery955 m
Dental Laboratory1.1 km
Food hygiene (5-star)58% of 158

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

75

Investment score

Strong

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

Avg monthly rent
£1,800London avg: £1,950/mo
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

49.3

Price growth score

C
Medium

Development pressure

High

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,691m
Crossrail 2 route4,188m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
6
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
22
Under construction
0
Completed (3yr)
34
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)

142-170 Streatham Hill And Wentworth House, 10 Sternhold Avenue, Development Control Pseudo Street, 10 Sternhold Avenue, SW2 4SD259 homes
completed
142-170 Streatham Hill And Wentworth House, 10 Sternhold Avenue, Development Control Pseudo Street, 10 Sternhold Avenue254 homes
completed
Norwich House, 9-11, Norwich House, 9-11, Streatham High Road, SW1698 homes
completed
Land Bounded By, Land Bounded By, Barrhill Road, Blairderry Road And Ardwell Road, SW2 4RT66 homes
completed
CINEMA & CAR PARK, 7, CINEMA & CAR PARK, 7, STREATHAM HIGH ROAD, SW16 1EF62 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

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Key facts for SW16 2AG

Full postcodeSW16 2AG
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Wells
Latitude51.435940
Longitude-0.125842
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