Streatham Common & Vale · Lambeth · Dulwich and West Norwood constituency · 51.42396, -0.11931

SW16 2AL— Streatham Common & Vale, Lambeth

Location and area intelligence for SW16 2AL, Streatham Common & Vale, Lambeth

The family fortress

 

Schools 100%Safety 78/100Transport 28/100~7% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
78
Schools
90
Transport
28
Environment
85
Investment
58

The bottom line

SW16 2AL offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers 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 2AL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+6.7% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for SW16 2AL

🛡️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 2AL 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 · 7 min walk

KS2: 101.7

—

Secondary

Bishop Thomas Grant Catholic Secondary School

Not yet inspected · Inspected Feb 2025 · 1 min walk

P8: +0.74A8: 59.4

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

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 33 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

45.6 incidents per 1,000 residents

Better than 66% of London
↑ Rising 7900.0%

from a low base — still below London average

-43% vs borough

Crime by type

Other28%
Violence & sexual offences24%
Anti-social behaviour19%
Vehicle crime14%
Burglary6%
Theft4%
Robbery4%
Drug offences3%

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 · 984m

Crime is 30% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)3
New build0.0%
Price per m²£5,275/m²
Price per ft²£490/ft²
Avg floor area57.9 m²

EPC breakdown

B
2%
C
27%
D
9%

Based on 38 properties · Confidence: high

Street mix

Semi 1%Flat 99%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£144,750
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
WallsCavity wall, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.3%

Total change

+483%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.3%

per year

Acceleration

+69.91

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 70 sales

Property Type Mix

Total: 70 sales

Semi-detached1.4%
Flat/maisonette98.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£58k£101k+74.1%3
Post-dot-com plateau2001–2004£118k£177k+50%6
Pre-crash peak2005–2007£168k£215k+28%4.3
GFC & correction2009–2012£175k£245k+40%1
Help-to-Buy recovery2013–2016£189k£345k+82.5%2
Brexit uncertainty2017–2018£355k£320k-9.9%1.5
Pandemic surge2020–2021£285k£296k+3.9%2
Rate-rise correction2022–2023£325k£420k+29.2%1
Current market2024–2025£258k£338k+31.3%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.6%
District
5.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
Trend Position75

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
Tooting Bec Underground StationNorthern
39 min walk
Balham Underground StationNorthern
40 min walk
Crystal Palace Rail StationSouthern · Windrush
41 min walk
Tooting Broadway Underground StationNorthern
43 min walk
No bus stops within 400m

26

Walkability score

156

Footpaths (500m)

0

Santander docks (800m)

2.3 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park142m
Santander docks (800m)0
Nearest cycle dock2.3 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: 25.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.9 km away✗ Not Green Belt✗ Not AONB95% green spaceTree canopy: 19%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 8.4 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

24 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

10

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 857 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

76

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Crown Lane Gardens (619 m)

No restaurants within 800m — nearest: Marina (733 m)

Nearest supermarketM&S Food · 874 m
1 tennis courts6 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Red Lion589 m
Decebal Magazin almentar731 m
Streatham Supermarket732 m
Dutties895 m

Nearby cafes

Rookery Cafe216 m
The Little Rook677 m
Cut the mustard731 m
La Panna735 m

Nearby restaurants

Marina733 m
Waakye Joint736 m
Chicken & Drinks915 m
Barnies929 m

Nearby pubs

Crown Lane Gardens619 m
The Black Kitchen735 m
The Rabbit Hole768 m
The Pied Bull800 m

Nearby gyms

Streatham Common Paddling Pool106 m
Food hygiene (5-star)75% of 12

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

58

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
7.2% (high)London avg: 3.8%Strong yield — top 7% of London
Gentrification score17/100
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

52.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,755m
Crossrail 2 route5,212m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,566 nationally

1,756

Est. population

8,337/km²

67%

Employed

56%

Degree educated

£44,800

Median income

5.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

45

Community stability

Age profile

18%
25%
25%
16%
15%
Under 1818%
18–3425%
35–4925%
50–6417%
65+15%

Tenure

27%
36%
33%
Own outright27%
Own (mortgage)36%
Private rent33%
Social rent4%
Shared ownership1%

Ethnicity

41%
21%
15%
White British41%
White Other21%
Asian11%
Black15%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine12%
No car household36%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent33%
Social rent4%

vs. London

Income vs London+6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
5
Local approval rate
67%
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)
4
Largest scheme
64 homes · HOSTEL AT, HOSTEL AT, LEIGHAM COURT ROAD, SW16 2RP
Pipeline pressure
NONE

Named schemes (500m)

ST MICHAEL'S CONVENT, ST MICHAEL'S CONVENT, STREATHAM COMMON NORTH, SW16 3HT52 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
23, 23, Streatham Common North, SW16 3HP5 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
11.2%
Ward turnout
114%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Danny AdilypourLabour and Co-operative Party
Sarah ColeLabour and Co-operative Party
Dom ArmstrongLabour and Co-operative Party

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Key facts for SW16 2AL

Full postcodeSW16 2AL
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Common & Vale
Latitude51.423965
Longitude-0.119313
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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