Streatham Wells · Lambeth · Streatham and Croydon North constituency · 51.42738, -0.12168

SW16 2BX— Streatham Wells, Lambeth

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

The family fortress

 

Schools 100%Safety 83/100Transport 41/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
63
Safety
83
Schools
90
Transport
41
Environment
88
Investment
43

The bottom line

SW16 2BX offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SW16 2BX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.0% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for SW16 2BX

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SW16 2BX 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 · 3 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.8 incidents per 1,000 residents

Better than 60% of London
→ Stable

-34% vs borough

Crime by type

Other32%
Anti-social behaviour25%
Violence & sexual offences25%
Vehicle crime8%
Robbery5%
Drug offences2%
Burglary2%
Theft1%

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: West Norwood Fire Station · 1.1km

Crime is 19% 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£7,067/m²
Price per ft²£657/ft²
Avg floor area98.2 m²

EPC breakdown

C
2%
D
18%
E
4%
F
1%

Based on 25 properties · Confidence: medium

Street mix

Semi 46%Flat 49%Other 5%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£245,500
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

+6.1%

Total change

+535%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.8%

per year

Acceleration

-39.32

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £150k–£175k · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached50%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£115k£127k+10%1.8
Post-dot-com plateau2001–2004£122k£268k+119.9%1.8
Pre-crash peak2005–2005£435k£435k+0%1
GFC & correction2009–2010£457k£450k-1.5%2
Help-to-Buy recovery2013–2016£207k£729k+252.1%1.5
Brexit uncertainty2017–2019£850k£795k-6.5%1.3
Current market2025–2026£934k£730k-21.8%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
10.7%
District
10.7%
Semi-detached+0% α
Local
10.4%
District
10.4%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
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
9 min walk
Tooting Bec Underground StationNorthern
35 min walk
Balham Underground StationNorthern
35 min walk
Tooting Broadway Underground StationNorthern
41 min walk
Clapham South Underground StationNorthern
42 min walk
No bus stops within 400m

26

Walkability score

100

Footpaths (500m)

0

Santander docks (800m)

2.1 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 park223m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Lidl· yes
758m

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: 6.6 km away✗ Not Green Belt✗ Not AONB74% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 8.9 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

1

Dentists within 1km

13

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.1 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

79

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Leigham Arms (490 m)

No restaurants within 800m — nearest: Sunny Hill Chicken (573 m)

Nearest supermarketLidl · 681 m
1 tennis courts5 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

816m

Post office

Nearby shops

Red Lion191 m
P.A. News Centre667 m
Budgens668 m
Blackbird Bakery747 m

Nearby cafes

Rookery Cafe612 m
Batch & Co701 m
Costa721 m
Life Cafe Restaurant758 m

Nearby restaurants

Sunny Hill Chicken573 m
Bravo Ragazzi629 m
LUM Whole Meal Cafe637 m
Maemes644 m

Nearby pubs

The Leigham Arms490 m
Pratts & Payne634 m
The Holland Tringham645 m
The White Lion673 m

Nearby gyms

Streatham Common Paddling Pool516 m
The Gym Group737 m
Streatham Ice & Leisure Centre775 m
Virgin Active832 m

Nearby pharmacies

Touchwood Pharmacy668 m
Westbury Chemist992 m

Nearby health

mydentist824 m
Southside Dental Care1.0 km
Food hygiene (5-star)85% of 20

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

43

Investment score

Moderate

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

Low gross yield (3.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,800London avg: £1,950/mo
Gross yield
3.0% (low)London avg: 3.8%Below average yield — bottom 63%
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

41.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,944m
Crossrail 2 route4,889m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,629 nationally

1,837

Est. population

16,614/km²

72%

Employed

60%

Degree educated

£46,600

Median income

5.2%

Claimant rate

Inner cityVery high densityYoung professionals

41

Community stability

Age profile

21%
28%
26%
17%
Under 1821%
18–3428%
35–4926%
50–6417%
65+7%

Tenure

15%
36%
35%
13%
Own outright15%
Own (mortgage)36%
Private rent35%
Social rent13%
Shared ownership1%

Ethnicity

48%
17%
18%
White British48%
White Other17%
Asian6%
Black18%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine13%
No car household44%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent35%
Social rent13%

vs. London

Income vs London+11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
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)
3
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)
14
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
SITE OF, 45-49, SITE OF, 45-49, ANGLES ROAD, SW1619 homes
completed
219, 219, VALLEY ROAD, SW1610 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 2BX

Full postcodeSW16 2BX
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Wells
Latitude51.427375
Longitude-0.121676
Parliamentary constituencyStreatham and Croydon North
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
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Environment
Agency
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for London
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