Streatham St Leonard's · Lambeth · Streatham and Croydon North constituency · 51.42840, -0.12865

SW16 2BB— Streatham St Leonard's, Lambeth

Location and area intelligence for SW16 2BB, Streatham St Leonard's, Lambeth

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 46/100Yield 5.33%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
65
Safety
71
Schools
100
Transport
46
Environment
66
Investment
59

The bottom line

SW16 2BB offers exceptional schools (100% Good/Outstanding) and low crime at £405,000 median — a strong choice for Families.

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Location

SW16 2BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-22.1% vs London avg
vs London income+11.0% vs London avg
vs London crime+95.0% vs London avg

Deep-dive guides for SW16 2BB

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

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“High-connectivity investment target”

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How SW16 2BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Andrew's Catholic Primary School

Outstanding · Inspected Jul 2024 · 6 min walk

KS2: 113.9

—

Secondary

Bishop Thomas Grant Catholic Secondary School

Not yet inspected · Inspected Feb 2025 · 10 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

126.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+59% vs borough

Crime by type

Other38%
Violence & sexual offences27%
Anti-social behaviour12%
Vehicle crime7%
Theft5%
Robbery4%
Drug offences4%
Burglary3%

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: Norbury Fire Station · 2.5km

Crime is +95% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£405,000

Median sale price

22% below London median

£405,000 is 22% below the London median (£520,000)

-12.0%

This year

Flat

Dominant type

Price history

5-year change
-20.6%
Sales (24 months)6
New build0.0%
Avg terraced£1,180,000
Avg flat£375,000
Price per m²£7,670/m²
Price per ft²£713/ft²
Avg floor area52.3 m²

EPC breakdown

C
16%
D
39%
E
14%
F
7%

Based on 76 properties · Confidence: high

Street mix

Semi 3%Terraced 12%Flat 85%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£7,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,900

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

8.7×

Price-to-income

£2,026/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£130,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.4%

Total change

+413%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.5%

per year

Acceleration

-19.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £350k–£400k · 110 sales

Property Type Mix

Total: 110 sales

Semi-detached2.7%
Terraced12.7%
Flat/maisonette84.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£163k+153.3%3.8
Post-dot-com plateau2001–2004£144k£205k+42.4%4.5
Pre-crash peak2005–2007£331k£266k-19.8%2.7
GFC & correction2009–2012£250k£231k-7.8%3.2
Help-to-Buy recovery2013–2016£345k£431k+25%4.2
Brexit uncertainty2017–2019£460k£366k-20.5%3.3
Pandemic surge2020–2021£419k£510k+21.7%3
Rate-rise correction2022–2023£465k£685k+47.3%3
Current market2024–2026£400k£330k-17.5%3

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 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Streatham→ London Bridge· 2 tph
23 min

Nearby stations

StreathamNational Rail
4 min walk
Tooting Bec Underground StationNorthern
29 min walk
Balham Underground StationNorthern
30 min walk
Tooting Broadway Underground StationNorthern
35 min walk
Clapham South Underground StationNorthern
38 min walk
No bus stops within 400m

55

Walkability score

129

Footpaths (500m)

0

Santander docks (800m)

2.2 km

Nearest cycle dock

Central London commute times

London Bridge ★41 min
Victoria50 min ↑
Waterloo48 min ↑
Canary Wharf54 min ↑
City50 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park297m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Lidl· yes
353m

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 AONB1% green spaceTree canopy: 28%
Less green space than 96% of London

Nearest SSSI: Croham Hurst SSSI — 9.1 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

18 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

15

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

21

Restaurants (800m)

14

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

19

Sports (1km)

1

Convenience

Nearest supermarketLidl · 296 m
12 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D

1

Libraries (1km)

0

Cinemas (2km)

441m

Post office

Nearby shops

P.A. News Centre230 m
Blackbird Bakery454 m
Sainsbury's Local456 m
Shoppers Delight460 m

Nearby cafes

Batch & Co329 m
Costa385 m
Caffè Nero468 m
Life Cafe Restaurant476 m

Nearby restaurants

Sunny Hill Chicken224 m
LUM Whole Meal Cafe230 m
Maemes243 m
Bravo Ragazzi246 m

Nearby pubs

The Holland Tringham207 m
Pratts & Payne208 m
The Leigham Arms217 m
The Manor Arms259 m

Nearby gyms

The Gym Group352 m
Virgin Active503 m
Streatham Ice & Leisure Centre548 m
Wigmore Lawn Tennis Club552 m

Nearby pharmacies

Touchwood Pharmacy253 m
Westbury Chemist759 m

Nearby health

mydentist550 m
Southside Dental Care835 m
Food hygiene (5-star)52% of 168

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

59

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
5.3% (good)London avg: 3.8%Strong yield — top 17% of London
Gentrification score14/100
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

Mixed / transient

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

39.4

Price growth score

D
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,436m
Crossrail 2 route4,407m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,207 nationally

2,411

Est. population

20,004/km²

70%

Employed

49%

Degree educated

£46,600

Median income

8.6%

Claimant rate

Inner cityVery high densityRenters

22

Community stability

Age profile

16%
35%
27%
15%
Under 1816%
18–3435%
35–4927%
50–6416%
65+6%

Tenure

18%
63%
Own outright7%
Own (mortgage)18%
Private rent63%
Social rent12%
Shared ownership1%
Rent free0%

Ethnicity

30%
25%
17%
White British30%
White Other25%
Asian9%
Black17%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine21%
No car household68%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent63%
Social rent12%

vs. London

Income vs London+11.0%
Price vs London-22.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
4
Local approval rate
65%
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
2
Under construction
0
Completed (3yr)
32
Largest scheme
250 homes · ICE RINK, CHURCH, BUS GARAGE, 382, 386 - 390, ICE RINK, CHURCH, BUS GARAGE, 382, 386 - 390, STREATHAM HIGH ROAD, SW16 6HX
Pipeline pressure
LOW

Named schemes (500m)

LAND BETWEEN, LAND BETWEEN, STREATHAM HIGH ROAD, GLENEAGLE ROAD, SW16 6HH61 homes
completed
243A, 243A, Streatham High Road, SW16 6EY35 homes
completed
COVENTRY HALL, COVENTRY HALL, POLWORTH ROAD, ALBERT CARR GARDENS, SW1624 homes
completed
225, 225, STREATHAM HIGH ROAD, SW16 6EN14 homes
completed
225, 225, Streatham High Road, Streatham, SW1614 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 (£405,000)

£7,750

Standard buyer

£0

First-time buyer

Save £7,750

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 2BB

Full postcodeSW16 2BB
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham St Leonard's
Latitude51.428404
Longitude-0.128654
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