Streatham St Leonard's · Lambeth · Streatham and Croydon North constituency · 51.42720, -0.13060

SW16 2ED— Streatham St Leonard's, Lambeth

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 71/100Transport 58/100~7% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
71
Safety
71
Schools
60
Transport
58
Environment
96
Investment
65

The bottom line

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

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Location

SW16 2ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+11.0% vs London avg
vs London crime+95.0% vs London avg

Deep-dive guides for SW16 2ED

🛡️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 2ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Leonard's Church of England Primary School

Not yet inspected · 4 min walk

KS2: 105.0

—

Secondary

Bishop Thomas Grant Catholic Secondary School

Not yet inspected · Inspected Feb 2025 · 11 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 · 30 min walk

4 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

81

Road safety score

7

Accidents (5yr)

3

KSI (5yr)

9

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 2.4km

Crime is +95% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,869/m²
Price per ft²£452/ft²
Avg floor area117.8 m²

EPC breakdown

C
9%
D
4%
E
3%

Based on 16 properties · Confidence: medium

Street mix

Flat 100%

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£294,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1998–2025 · CAGR

+6%

Total change

+377%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.5%

per year

Acceleration

-26.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £150k–£175k · 20 sales

Property Type Mix

Total: 20 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£66k£66k+0%2
Post-dot-com plateau2004–2004£156k£156k+0%5
Pre-crash peak2006–2007£213k£200k-6.1%2
GFC & correction2010–2010£147k£147k+0%1
Help-to-Buy recovery2015–2016£314k£191k-39.1%2.5
Brexit uncertainty2019–2019£317k£317k+0%1
Pandemic surge2020–2020£360k£360k+0%1
Current market2025–2025£315k£315k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
9.6%
District
9.6%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
2 min walk
Tooting Bec Underground StationNorthern
28 min walk
Balham Underground StationNorthern
30 min walk
Tooting Broadway Underground StationNorthern
33 min walk
Clapham South Underground StationNorthern
38 min walk
No bus stops within 400m

59

Walkability score

161

Footpaths (500m)

0

Santander docks (800m)

2.2 km

Nearest cycle dock

Central London commute times

London Bridge ★39 min
Victoria45 min ↑
Waterloo46 min ↑
Canary Wharf52 min ↑
City48 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park195m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Lidl· yes
462m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 17.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 93% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 19%
More green space than 99% 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

20 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 · 1.7 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

14

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

18

Sports (1km)

1

Convenience

Nearest supermarketAldi · 118 m
12 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

1

Libraries (1km)

0

Cinemas (2km)

578m

Post office

Nearby shops

P.A. News Centre343 m
Streatham Supermarket555 m
Decebal Magazin almentar567 m
Sainsbury's Local595 m

Nearby cafes

Batch & Co463 m
Costa527 m
Cut the mustard579 m
The Winning Post594 m

Nearby restaurants

Best Chicken212 m
LUM Whole Meal Cafe366 m
Maemes379 m
Sunny Hill Chicken390 m

Nearby pubs

The Manor Arms157 m
The Holland Tringham328 m
Pratts & Payne337 m
The Leigham Arms402 m

Nearby gyms

The Gym Group163 m
Streatham Ice & Leisure Centre387 m
Wigmore Lawn Tennis Club609 m
Virgin Active633 m

Nearby pharmacies

Touchwood Pharmacy377 m
Westbury Chemist905 m
Watts Pharmacy1.1 km

Nearby health

mydentist697 m
Southside Dental Care987 m
Food hygiene (5-star)52% of 148

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

65

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
6.9% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score19/100
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

Mixed / transient

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

45.5

Price growth score

C
Medium

Development pressure

High

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,562m
Crossrail 2 route4,349m

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

Urban coreVery 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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
15
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
6
Local approval rate
50%
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
5
Under construction
0
Completed (3yr)
24
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)

ICE RINK, CHURCH, BUS GARAGE, 382, 386 - 390, ICE RINK, CHURCH, BUS GARAGE, 382, 386 - 390, STREATHAM HIGH ROAD, SW16 6HX250 homes
completed
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
33-41, 33-41, MITCHAM LANE, SW1616 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

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Key facts for SW16 2ED

Full postcodeSW16 2ED
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham St Leonard's
Latitude51.427203
Longitude-0.130602
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
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Companies
House
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Mail
Food Standards
Agency
Ofcom
Met
Office
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Survey