Streatham Wells · Lambeth · Streatham and Croydon North constituency · 51.42759, -0.12529

SW16 2DF— Streatham Wells, Lambeth

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 44/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
71
Safety
83
Schools
100
Transport
44
Environment
86
Investment
55

The bottom line

SW16 2DF 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 2DF

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 2DF

🛡️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 2DF 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 · 5 min walk

KS2: 113.9

—

Secondary

Bishop Thomas Grant Catholic Secondary School

Not yet inspected · Inspected Feb 2025 · 7 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

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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.4km

Crime is 19% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,033/m²
Price per ft²£375/ft²
Avg floor area89.5 m²

EPC breakdown

B
1%
C
9%
D
12%
E
4%

Based on 26 properties · Confidence: medium

Street mix

Semi 16%Terraced 6%Detached 2%Flat 76%

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£223,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7%

Total change

+655%

Market Activity

Price Velocity & Acceleration

Current Velocity

-64.8%

per year

Acceleration

-349.57

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £75k–£100k · 49 sales

Property Type Mix

Total: 49 sales

Detached2%
Semi-detached16.3%
Terraced6.1%
Flat/maisonette75.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£90k+56.4%2.3
Post-dot-com plateau2001–2004£140k£180k+28.6%1.8
Pre-crash peak2005–2007£167k£180k+7.9%3
GFC & correction2008–2012£206k£470k+128.2%1.8
Help-to-Buy recovery2014–2015£319k£460k+44.4%2.5
Brexit uncertainty2019–2019£321k£321k+0%2
Rate-rise correction2022–2022£1.24m£1.24m+0%1
Current market2025–2025£434k£434k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.5%
District
7.5%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

65out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing8
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
6 min walk
Tooting Bec Underground StationNorthern
32 min walk
Balham Underground StationNorthern
33 min walk
Tooting Broadway Underground StationNorthern
37 min walk
Clapham South Underground StationNorthern
40 min walk
No bus stops within 400m

40

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

2.3 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 park430m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Lidl· yes
554m

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 AONB69% green spaceTree canopy: 67%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 9.0 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

19 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

16

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.4 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

13

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketLidl · 482 m
5 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

599m

Post office

Nearby shops

Red Lion313 m
P.A. News Centre446 m
Blackbird Bakery592 m
Shoppers Delight596 m

Nearby cafes

Batch & Co508 m
Costa545 m
Life Cafe Restaurant608 m
Caffè Nero619 m

Nearby restaurants

Sunny Hill Chicken378 m
Bravo Ragazzi426 m
LUM Whole Meal Cafe426 m
Maemes436 m

Nearby pubs

The Leigham Arms311 m
Pratts & Payne416 m
The Holland Tringham423 m
The White Lion468 m

Nearby gyms

The Gym Group500 m
Streatham Ice & Leisure Centre593 m
Virgin Active665 m
Streatham Common Paddling Pool666 m

Nearby pharmacies

Touchwood Pharmacy456 m
Westbury Chemist877 m

Nearby health

mydentist682 m
Southside Dental Care938 m
Food hygiene (5-star)50% of 131

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

55

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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

Rental market

High

Demand

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

56.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,197m
Crossrail 2 route4,656m

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)
17
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
4
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)
29
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
NONE

Named schemes (500m)

SITE OF, 45-49, SITE OF, 45-49, ANGLES ROAD, SW1619 homes
completed
21, 21, STREATHAM COMMON NORTH, SW1617 homes
completed
18, 18, Stanthorpe Road, SW16 2DY11 homes
completed
219, 219, VALLEY ROAD, SW1610 homes
completed
Thrale Almshouses, 27, Thrale Almshouses, 27, Polworth Road, SW16 2HA9 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 2DF

Full postcodeSW16 2DF
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Wells
Latitude51.427595
Longitude-0.125292
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
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