Streatham Common & Vale · Lambeth · Streatham and Croydon North constituency · 51.42559, -0.13039

SW16 2EG— Streatham Common & Vale, Lambeth

Location and area intelligence for SW16 2EG, Streatham Common & Vale, Lambeth

The family fortress

 

Bottom 25% LondonSchools 100%Safety 82/100Transport 59/100

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
70
Safety
82
Schools
100
Transport
59
Environment
79
Investment
72

The bottom line

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

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Location

SW16 2EG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+11.0% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for SW16 2EG

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SW16 2EG 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 · 4 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 · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.7 incidents per 1,000 residents

Better than 55% of London
→ Stable

-27% vs borough

Crime by type

Violence & sexual offences28%
Other27%
Anti-social behaviour22%
Vehicle crime8%
Robbery5%
Burglary4%
Drug offences3%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 2.2km

Crime is 10% below London average

Property

Prices, sales volume and market trends

Avg floor area61.3 m²

EPC breakdown

C
10%
D
4%
E
2%

Based on 16 properties · Confidence: medium

Street mix

Terraced 3%Detached 7%Flat 90%

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

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£153,250
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

1995–2022 · CAGR

+6.6%

Total change

+467%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.2%

per year

Acceleration

-98.41

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £50k–£75k · 28 sales

Property Type Mix

Total: 28 sales

Detached7.1%
Terraced3.6%
Flat/maisonette89.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£81k+26.6%1.6
Post-dot-com plateau2001–2004£130k£156k+20.5%1.7
Pre-crash peak2005–2007£125k£243k+94%2
GFC & correction2011–2012£150k£264k+76%1.5
Help-to-Buy recovery2014–2014£158k£158k+0%2
Brexit uncertainty2017–2017£329k£329k+0%2
Pandemic surge2020–2020£543k£543k+0%1
Rate-rise correction2022–2022£363k£363k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7%
District
7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

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
1 min walk
Tooting Bec Underground StationNorthern
29 min walk
Balham Underground StationNorthern
31 min walk
Tooting Broadway Underground StationNorthern
33 min walk
Clapham South Underground StationNorthern
41 min walk
No bus stops within 400m

56

Walkability score

183

Footpaths (500m)

0

Santander docks (800m)

2.3 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)

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 park339m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Lidl· yes
642m
🅿️
Sainsbury's· no
733m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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

Aircraft noise

-3.4028234663852886e+38 dBLOW

Heathrow Lden

DEFRA Round 4 noise contours. Lden = day-evening-night weighted average.

Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.8 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 70%
More green space than 93% 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): 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

22 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

17

Care homes (1km)

Nearest hospital · 1.6 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

48

Parks (1km)

10

Restaurants (800m)

10

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

13

Sports (1km)

2

Convenience

Nearest supermarketM&S Food · 93 m
8 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

1

Libraries (1km)

0

Cinemas (2km)

754m

Post office

Nearby shops

Streatham Supermarket376 m
Decebal Magazin almentar388 m
Greyhound Min8492 m
P.A. News Centre521 m

Nearby cafes

Cut the mustard399 m
The Winning Post415 m
Folu's Pro Cut417 m
The Little Rook462 m

Nearby restaurants

Best Chicken33 m
Marina410 m
Waakye Joint494 m
LUM Whole Meal Cafe541 m

Nearby pubs

Earl Ferrers258 m
The Manor Arms311 m
The Rabbit Hole419 m
The Black Kitchen451 m

Nearby gyms

The Gym Group127 m
Streatham Ice & Leisure Centre213 m
Wigmore Lawn Tennis Club785 m
Virgin Active811 m

Nearby pharmacies

Touchwood Pharmacy554 m
Watts Pharmacy955 m
Westbury Chemist1.1 km

Nearby health

mydentist871 m
The Vale Surgery1.0 km
Southside Dental Care1.2 km
Food hygiene (5-star)52% of 144

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

72

Investment score

Strong

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

Avg monthly rent
£1,800London avg: £1,950/mo
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

29.5

Price growth score

D
Medium

Development pressure

High

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,536m
Crossrail 2 route4,446m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,103 nationally

1,943

Est. population

14,624/km²

68%

Employed

47%

Degree educated

£46,600

Median income

7.6%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

34

Community stability

Age profile

22%
30%
24%
16%
Under 1822%
18–3430%
35–4924%
50–6416%
65+9%

Tenure

20%
37%
31%
Own outright11%
Own (mortgage)20%
Private rent37%
Social rent31%
Shared ownership1%
Rent free0%

Ethnicity

31%
20%
26%
White British31%
White Other20%
Asian6%
Black26%
Mixed11%
Other6%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine20%
No car household57%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Private rent37%
Social rent31%

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)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
5
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)
36
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
Labour and Co-operative Party
Ward majority vote
11.2%
Ward turnout
114%
Election year
2026
MP
Steve Reed (Labour (Co-op))
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Danny AdilypourLabour and Co-operative Party
Sarah ColeLabour and Co-operative Party
Dom ArmstrongLabour and Co-operative Party

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Key facts for SW16 2EG

Full postcodeSW16 2EG
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Common & Vale
Latitude51.425590
Longitude-0.130394
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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