Streatham Common & Vale · Lambeth · Streatham and Croydon North constituency · 51.42506, -0.12616

SW16 2EX— Streatham Common & Vale, Lambeth

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

The family fortress

 

Schools 100%Safety 82/100Transport 54/100Yield 6.07%

Best for: Families

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Strong for families — high safety and school scores

Liveability
67
Safety
82
Schools
100
Transport
54
Environment
86
Investment
60

The bottom line

SW16 2EX offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £356,000 median — a strong choice for Families.

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Location

SW16 2EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-31.5% vs London avg
vs London income+11.0% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for SW16 2EX

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

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“The family fortress”

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How SW16 2EX 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 · 1 min walk

KS2: 113.9

—

Secondary

Bishop Thomas Grant Catholic Secondary School

Not yet inspected · Inspected Feb 2025 · 6 min walk

P8: +0.74A8: 59.4

100% of local schools rated Good or Outstanding · based on 9 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 2.1km

Crime is 10% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£356,000

Median sale price

Bottom 25% — 32% below London median

£356,000 is 32% below the London median (£520,000)

-48.6%

This year

Flat

Dominant type

Price history

5-year change
-2.5%
Sales (24 months)6
New build0.0%
Avg flat£356,000
Price per m²£6,568/m²
Price per ft²£610/ft²
Avg floor area55.6 m²

EPC breakdown

B
6%
C
30%
D
14%
E
4%

Based on 54 properties · Confidence: high

Street mix

Flat 99%Other 1%

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

Stamp duty

Standard buyer£5,300
First-time buyerFTB
£0
Additional propertyBTL/2nd
£15,980

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

7.6×

Price-to-income

£1,781/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£139,000
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)
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

1996–2026 · CAGR

+5%

Total change

+333%

Market Activity

Price Velocity & Acceleration

Current Velocity

-43.8%

per year

Acceleration

-42.52

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 73 sales

Property Type Mix

Total: 73 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£52k£110k+112.5%3.8
Post-dot-com plateau2001–2004£128k£157k+22.5%3.8
Pre-crash peak2005–2007£153k£200k+30.7%5.7
GFC & correction2011–2011£189k£189k+0%4
Help-to-Buy recovery2013–2016£303k£350k+15.7%2
Brexit uncertainty2019–2019£274k£274k+0%1
Pandemic surge2021–2021£365k£365k+0%1
Rate-rise correction2022–2023£310k£420k+35.6%1.5
Current market2024–2026£405k£225k-44.4%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.4%
District
7.4%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
5 min walk
Tooting Bec Underground StationNorthern
33 min walk
Balham Underground StationNorthern
34 min walk
Tooting Broadway Underground StationNorthern
37 min walk
Clapham South Underground StationNorthern
43 min walk
No bus stops within 400m

43

Walkability score

104

Footpaths (500m)

0

Santander docks (800m)

2.4 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)

Nearest car park504m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Sainsbury's· no
710m
🅿️
Lidl· yes
763m

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: 6.8 km away✗ Not Green Belt✗ Not AONB67% green spaceTree canopy: 19%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 8.7 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 hospitalBritish Home & Hospital for Incurables · 1.3 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

65

Parks (1km)

9

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Black Kitchen (438 m)

Nearest supermarketM&S Food · 383 m
5 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

840m

Post office

Nearby shops

Streatham Supermarket388 m
Decebal Magazin almentar395 m
Greyhound Min8513 m
Red Lion554 m

Nearby cafes

Cut the mustard402 m
The Little Rook408 m
The Winning Post418 m
Folu's Pro Cut423 m

Nearby restaurants

Best Chicken304 m
Marina410 m
Waakye Joint468 m
Sunny Hill Chicken614 m

Nearby pubs

The Black Kitchen438 m
The Rabbit Hole440 m
Earl Ferrers478 m
The Manor Arms547 m

Nearby gyms

Streatham Ice & Leisure Centre379 m
The Gym Group425 m
Streatham Common Paddling Pool540 m
Virgin Active904 m

Nearby pharmacies

Touchwood Pharmacy662 m
Westbury Chemist1.1 km

Nearby health

mydentist938 m
Southside Dental Care1.2 km
Food hygiene (5-star)47% of 125

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

60

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
6.1% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months2

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

17/100

Velocity score

Future outlook

44.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,238m
Crossrail 2 route4,734m

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%
Price vs London-31.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
6
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)
34
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)

COVENTRY HALL, COVENTRY HALL, POLWORTH ROAD, ALBERT CARR GARDENS, SW1624 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
13-14, 13-14, Streatham Common North, SW16 3HG9 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£356,000)

£5,300

Standard buyer

£0

First-time buyer

Save £5,300

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SW16 2EX

Full postcodeSW16 2EX
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Common & Vale
Latitude51.425064
Longitude-0.126158
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