Streatham Wells · Lambeth · Streatham and Croydon North constituency · 51.42934, -0.12574

SW16 2BT— Streatham Wells, Lambeth

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

The practical family move

 

Top 10% LondonSchools 100%Safety 84/100Transport 52/100~4% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
73
Safety
84
Schools
100
Transport
52
Environment
68
Investment
56

The bottom line

SW16 2BT offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

SW16 2BT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+21.4% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for SW16 2BT

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

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How SW16 2BT 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 · 7 min walk

KS2: 113.9

—

Secondary

Bishop Thomas Grant Catholic Secondary School

Not yet inspected · Inspected Feb 2025 · 9 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 · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.0 incidents per 1,000 residents

Better than 65% of London
→ Stable

-41% vs borough

Crime by type

Other34%
Violence & sexual offences24%
Anti-social behaviour17%
Vehicle crime10%
Burglary6%
Drug offences3%
Theft2%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.5km

Crime is 28% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£7,004/m²
Price per ft²£651/ft²
Avg floor area69.6 m²

EPC breakdown

C
9%
D
34%
E
9%
F
2%
G
1%

Based on 55 properties · Confidence: high

Street mix

Semi 34%Terraced 42%Detached 1%Flat 23%

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£174,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.4%

Total change

+548%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.3%

per year

Acceleration

+8.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 104 sales

Property Type Mix

Total: 104 sales

Detached1%
Semi-detached33.7%
Terraced43.3%
Flat/maisonette22.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£135k+92.1%3.8
Post-dot-com plateau2001–2004£173k£227k+31.7%4.8
Pre-crash peak2005–2007£228k£335k+46.9%6
GFC & correction2008–2012£248k£280k+13.1%3.2
Help-to-Buy recovery2013–2016£350k£355k+1.4%3.2
Brexit uncertainty2017–2019£525k£450k-14.3%3
Pandemic surge2021–2021£727k£727k+0%2
Rate-rise correction2022–2023£560k£606k+8.2%1.5
Current market2024–2025£500k£454k-9.3%2

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
8.6%
District
8.6%
Semi-detached+0% α
Local
10.8%
District
10.8%
Terraced+0% α
Local
8.2%
District
8.2%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
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
Streatham→ London Bridge· 2 tph
23 min

Nearby stations

StreathamNational Rail
7 min walk
Balham Underground StationNorthern
31 min walk
Tooting Bec Underground StationNorthern
31 min walk
Tooting Broadway Underground StationNorthern
37 min walk
Clapham South Underground StationNorthern
38 min walk
No bus stops within 400m

42

Walkability score

29

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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)10
Nearest car park401m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Lidl· yes
401m

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: 6.3 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 19%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 9.2 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

16 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

15

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.5 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

62

Parks (1km)

20

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

14

Sports (1km)

0

Convenience

Nearest supermarketLidl · 324 m
8 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

419m

Post office

Nearby shops

Red Lion298 m
P.A. News Centre319 m
Blackbird Bakery404 m
Shoppers Delight408 m

Nearby cafes

Batch & Co344 m
Costa367 m
Life Cafe Restaurant419 m
Caffè Nero435 m

Nearby restaurants

Sunny Hill Chicken216 m
Bravo Ragazzi273 m
LUM Whole Meal Cafe283 m
Maemes290 m

Nearby pubs

The Leigham Arms133 m
Pratts & Payne285 m
The Holland Tringham299 m
The White Lion317 m

Nearby gyms

Virgin Active483 m
PureGym531 m
The Gym Group571 m
Wigmore Lawn Tennis Club630 m

Nearby pharmacies

Touchwood Pharmacy315 m
Westbury Chemist682 m

Nearby health

mydentist491 m
Southside Dental Care742 m
Food hygiene (5-star)52% of 157

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

56

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
4.4% (average)London avg: 3.8%Above average yield
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

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

8/100

Velocity score

Future outlook

57.5

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,240m
Crossrail 2 route4,537m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,461 nationally

1,828

Est. population

12,343/km²

69%

Employed

57%

Degree educated

£51,000

Median income

3.9%

Claimant rate

Urban coreHigh densityYoung professionals

43

Community stability

Age profile

19%
24%
28%
18%
Under 1819%
18–3424%
35–4928%
50–6418%
65+11%

Tenure

24%
32%
33%
Own outright24%
Own (mortgage)32%
Private rent33%
Social rent9%
Shared ownership1%

Ethnicity

41%
21%
White British41%
White Other21%
Asian13%
Black11%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine15%
No car household45%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent33%
Social rent9%

vs. London

Income vs London+21.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
2
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
39
Largest scheme
61 homes · LAND BETWEEN, LAND BETWEEN, STREATHAM HIGH ROAD, GLENEAGLE ROAD, SW16 6HH
Pipeline pressure
NONE

Named schemes (500m)

SITE OF, 45-49, SITE OF, 45-49, ANGLES ROAD, SW1619 homes
completed
9-11, 9-11, GLENELDON ROAD, SW16 2AX12 homes
completed
9-11, 9-11, Gleneldon Road, SW16 2AX12 homes
completed
18, 18, Stanthorpe Road, SW16 2DY11 homes
completed
34, 34, Oakdale Road, SW16 2HL9 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 2BT

Full postcodeSW16 2BT
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Wells
Latitude51.429338
Longitude-0.125738
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