Streatham Wells · Lambeth · Dulwich and West Norwood constituency · 51.42757, -0.11977

SW16 2AJ— Streatham Wells, Lambeth

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

The family fortress

 

Schools 100%Safety 80/100Transport 29/100

Best for: Families

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

Liveability
58
Safety
80
Schools
90
Transport
29
Environment
84
Investment
52

The bottom line

SW16 2AJ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 51 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

SW16 2AJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+6.7% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for SW16 2AJ

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SW16 2AJ 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 · 2 min walk

KS2: 101.7

—

Secondary

Bishop Thomas Grant Catholic Secondary School

Not yet inspected · Inspected Feb 2025 · 4 min walk

P8: +0.74A8: 59.4

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.1 incidents per 1,000 residents

Better than 50% of London
→ Stable

-19% vs borough

Crime by type

Anti-social behaviour28%
Violence & sexual offences27%
Other25%
Burglary7%
Vehicle crime6%
Drug offences4%
Theft3%
Robbery0%

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 · 1.0km

Crime is 0% below London average

Property

Prices, sales volume and market trends

Avg floor area48.4 m²

EPC breakdown

B
2%
C
21%
D
3%
E
1%

Based on 27 properties · Confidence: medium

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£121,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsTimber frame, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2023 · CAGR

+3.2%

Total change

+76%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.6%

per year

Acceleration

+11.30

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2005£110k£110k+0%1
Rate-rise correction2022–2023£140k£194k+38.6%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Streatham→ London Bridge· 2 tph
23 min

Nearby stations

StreathamNational Rail
11 min walk
Balham Underground StationNorthern
36 min walk
Tooting Bec Underground StationNorthern
37 min walk
Tooting Broadway Underground StationNorthern
42 min walk
Clapham South Underground StationNorthern
42 min walk
No bus stops within 400m

25

Walkability score

110

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge ★51 min
Victoria51 min ↑
Waterloo59 min ↑
Canary Wharf65 min ↑
City61 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

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)10
Nearest car park139m
Santander docks (800m)0
Nearest cycle dock2.0 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: 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: 6.5 km away✗ Not Green Belt✗ Not AONB63% green spaceTree canopy: 58%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 8.8 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

19 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

13

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.0 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

81

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Leigham Arms (589 m)

No restaurants within 800m — nearest: Sunny Hill Chicken (674 m)

Nearest supermarketLidl · 781 m
1 tennis courts6 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

763m

Post office

Nearby shops

Red Lion206 m
Budgens598 m
Vale Newsagency768 m
P.A. News Centre777 m

Nearby cafes

Rookery Cafe616 m
Batch & Co797 m
Costa809 m
Life Cafe Restaurant833 m

Nearby restaurants

Sunny Hill Chicken674 m
Bravo Ragazzi732 m
LUM Whole Meal Cafe743 m
Subway749 m

Nearby pubs

The Leigham Arms589 m
Pratts & Payne744 m
The Holland Tringham756 m
The White Lion776 m

Nearby gyms

Streatham Common Paddling Pool508 m
PureGym921 m

Nearby pharmacies

Touchwood Pharmacy775 m

Nearby health

mydentist893 m
Food hygiene (5-star)79% of 14

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

52

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
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

17.8

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,813m
Crossrail 2 route4,996m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,643 nationally

1,996

Est. population

12,574/km²

63%

Employed

48%

Degree educated

£44,800

Median income

8.8%

Claimant rate

SuburbanHigh densityMixed

38

Community stability

Age profile

27%
24%
23%
17%
Under 1827%
18–3424%
35–4923%
50–6417%
65+9%

Tenure

22%
26%
36%
Own outright11%
Own (mortgage)22%
Private rent26%
Social rent36%
Shared ownership5%

Ethnicity

30%
17%
28%
White British30%
White Other17%
Asian8%
Black28%
Mixed11%
Other6%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine19%
No car household47%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Social rent36%
Private rent26%

vs. London

Income vs London+6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
18
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
2
Local approval rate
60%
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
0
Under construction
0
Completed (3yr)
9
Largest scheme
64 homes · HOSTEL AT, HOSTEL AT, LEIGHAM COURT ROAD, SW16 2RP
Pipeline pressure
NONE

Named schemes (500m)

129, 129, Valley Road, Namba Roy Close, SW16 2XT58 homes
completed
OPEN LAND TO SOUTH AND EAST OF DAIRY, ADJOINING, OPEN LAND TO SOUTH AND EAST OF DAIRY, ADJOINING, VALLEY ROAD, SW1625 homes
completed
219, 219, VALLEY ROAD, SW1610 homes
completed
Garages Opposite 235 - 239, Garages Opposite 235 - 239, Valley Road, SW166 homes
completed
206, 206, Valley Road, SW16 2AE5 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
18.5%
Ward turnout
84%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Judy BestLib Dems
Simon BucknallLib Dems

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Key facts for SW16 2AJ

Full postcodeSW16 2AJ
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Wells
Latitude51.427569
Longitude-0.119769
Parliamentary constituencyDulwich and West Norwood
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
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