Streatham Wells · Lambeth · Dulwich and West Norwood constituency · 51.42629, -0.11948

SW16 2HR— Streatham Wells, Lambeth

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

The family fortress

 

Schools 100%Safety 78/100Transport 29/100

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
62
Safety
78
Schools
90
Transport
29
Environment
90
Investment
56

The bottom line

SW16 2HR offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 51 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

SW16 2HR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+6.7% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for SW16 2HR

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SW16 2HR 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 · 4 min walk

KS2: 101.7

—

Secondary

Bishop Thomas Grant Catholic Secondary School

Not yet inspected · Inspected Feb 2025 · 2 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.6 incidents per 1,000 residents

Better than 66% of London
↑ Rising 7900.0%

from a low base — still below London average

-43% vs borough

Crime by type

Other28%
Violence & sexual offences24%
Anti-social behaviour19%
Vehicle crime14%
Burglary6%
Theft4%
Robbery4%
Drug offences3%

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 · 970m

Crime is 30% below London average

Property

Prices, sales volume and market trends

Avg floor area121.5 m²

EPC breakdown

C
8%
D
10%
E
3%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 76%Terraced 3%Detached 3%Flat 18%

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£303,750
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+7.6%

Total change

+630%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.6%

per year

Acceleration

+41.97

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 38 sales

Property Type Mix

Total: 38 sales

Detached2.6%
Semi-detached76.3%
Terraced2.6%
Flat/maisonette18.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£89k£163k+82.6%1.8
Post-dot-com plateau2001–2004£250k£345k+38%1.8
Pre-crash peak2005–2007£305k£340k+11.5%1.3
GFC & correction2008–2011£390k£310k-20.5%1.3
Help-to-Buy recovery2013–2016£488k£806k+65.3%2
Brexit uncertainty2018–2018£619k£619k+0%2
Pandemic surge2020–2021£993k£622k-37.4%2
Rate-rise correction2022–2022£650k£650k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
12.4%
District
12.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Streatham→ London Bridge· 2 tph
23 min

Nearby stations

StreathamNational Rail
11 min walk
Tooting Bec Underground StationNorthern
37 min walk
Balham Underground StationNorthern
38 min walk
Crystal Palace Rail StationSouthern · Windrush
42 min walk
Tooting Broadway Underground StationNorthern
43 min walk
No bus stops within 400m

24

Walkability score

124

Footpaths (500m)

0

Santander docks (800m)

2.1 km

Nearest cycle dock

Central London commute times

London Bridge ★51 min
Victoria51 min ↑
Waterloo59 min ↑
Canary Wharf65 min ↑
City61 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

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)10
Nearest car park125m
Santander docks (800m)0
Nearest cycle dock2.1 km

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.7 km away✗ Not Green Belt✗ Not AONB80% green spaceTree canopy: 25%
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): 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

21 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

9

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 934 m
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

80

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Leigham Arms (685 m)

No restaurants within 800m — nearest: Sunny Hill Chicken (768 m)

Nearest supermarketLidl · 876 m
1 tennis courts6 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

901m

Post office

Nearby shops

Red Lion341 m
Budgens731 m
Streatham Supermarket827 m
Decebal Magazin almentar830 m

Nearby cafes

Rookery Cafe473 m
The Little Rook803 m
Cut the mustard834 m
The Winning Post846 m

Nearby restaurants

Sunny Hill Chicken768 m
Bravo Ragazzi824 m
LUM Whole Meal Cafe831 m
Marina838 m

Nearby pubs

The Leigham Arms685 m
Crown Lane Gardens701 m
Pratts & Payne827 m
The Black Kitchen852 m

Nearby gyms

Streatham Common Paddling Pool364 m
Food hygiene (5-star)71% of 14

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

56

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
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

30.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,783m
Crossrail 2 route5,081m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,566 nationally

1,756

Est. population

8,337/km²

67%

Employed

56%

Degree educated

£44,800

Median income

5.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

45

Community stability

Age profile

18%
25%
25%
16%
15%
Under 1818%
18–3425%
35–4925%
50–6417%
65+15%

Tenure

27%
36%
33%
Own outright27%
Own (mortgage)36%
Private rent33%
Social rent4%
Shared ownership1%

Ethnicity

41%
21%
15%
White British41%
White Other21%
Asian11%
Black15%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine12%
No car household36%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent33%
Social rent4%

vs. London

Income vs London+6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
3
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)
8
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
ST MICHAEL'S CONVENT, ST MICHAEL'S CONVENT, STREATHAM COMMON NORTH, SW16 3HT52 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
219, 219, VALLEY ROAD, SW1610 homes
completed
Garages Opposite 235 - 239, Garages Opposite 235 - 239, Valley Road, SW166 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
18.5%
Ward turnout
84%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Judy BestLib Dems
Simon BucknallLib Dems

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Key facts for SW16 2HR

Full postcodeSW16 2HR
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Wells
Latitude51.426288
Longitude-0.119476
Parliamentary constituencyDulwich and West Norwood
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