Streatham Wells · Lambeth · Dulwich and West Norwood constituency · 51.42568, -0.11534

SW16 2JA— Streatham Wells, Lambeth

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

The family fortress

 

Schools 100%Safety 78/100Transport 26/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
78
Schools
90
Transport
26
Environment
77
Investment
28

The bottom line

SW16 2JA 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 2JA

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 2JA

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SW16 2JA 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 · 6 min walk

KS2: 101.7

—

Secondary

Bishop Thomas Grant Catholic Secondary School

Not yet inspected · Inspected Feb 2025 · 3 min walk

P8: +0.74A8: 59.4

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 31 min walk

4 primaries · 2 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 · 683m

Crime is 30% below 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£5,043/m²
Price per ft²£469/ft²
Avg floor area233 m²

EPC breakdown

C
2%
E
1%

Based on 3 properties · Confidence: low

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£582,500
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, 300 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

2006–2026 · CAGR

+4.1%

Total change

+124%

Market Activity

Price Velocity & Acceleration

Current Velocity

+88.0%

per year

Acceleration

+25.66

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 4 sales

Property Type Mix

Total: 4 sales

Detached100%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£525k£385k-26.7%1
Pandemic surge2020–2020£625k£625k+0%1
Current market2026–2026£1.18m£1.18m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
West Norwood→ Victoria· 8 tph
22 min

Nearby stations

West NorwoodNational Rail
13 min walk
Crystal Palace Rail StationSouthern · Windrush
39 min walk
Balham Underground StationNorthern
41 min walk
Tooting Bec Underground StationNorthern
41 min walk
Tooting Broadway Underground StationNorthern
46 min walk
No bus stops within 400m

24

Walkability score

79

Footpaths (500m)

0

Santander docks (800m)

2.0 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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)10
Nearest car park254m
Santander docks (800m)0
Nearest cycle dock2.0 km

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: 25.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 83% 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 AONB68% green spaceTree canopy: 19%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 8.5 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

DIABETES INTERMEDIATE CARE TEAM

TULSE HILL PRACTICE, 4 HARDEL RISE, SW2 3DX

22 min walk

0

GPs within 1km

0

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 644 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

77

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Crown Lane Gardens (419 m)

No restaurants within 800m — nearest: Ulimate Jerk Centre (723 m)

Nearest supermarketLidl · 702 m
2 tennis courts6 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

979m

Post office

Nearby shops

Red Lion570 m
Knights Hill Supermarket724 m
South London Wines724 m
Neela Stores737 m

Nearby cafes

Rookery Cafe501 m
Crown Cafe778 m
Coffee & Cake House782 m

Nearby restaurants

Ulimate Jerk Centre723 m
Maxin725 m
Good Taste730 m
Perfect Delight732 m

Nearby pubs

Crown Lane Gardens419 m
The Conquering Hero903 m

Nearby gyms

Streatham Common Paddling Pool396 m
West Norwood Lawn Tennis & Social Club816 m

Nearby pharmacies

Klub Pharmacy769 m

Nearby health

British Home & Hospital for Incurables644 m
Food hygiene (5-star)54% of 13

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

28

Investment score

Weak

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

Low gross yield (1.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,800London avg: £1,950/mo
Gross yield
1.8% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

38.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,492m
Crossrail 2 route5,367m

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)
19
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
3
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)
3
Largest scheme
64 homes · HOSTEL AT, HOSTEL AT, LEIGHAM COURT ROAD, SW16 2RP
Pipeline pressure
NONE

Named schemes (500m)

HOSTEL AT, HOSTEL AT, LEIGHAM COURT ROAD, SW16 2RP64 homes
completed
ST MICHAEL'S CONVENT, ST MICHAEL'S CONVENT, STREATHAM COMMON NORTH, SW16 3HT52 homes
completed
To The Rear And West of 125 - 135, To The Rear And West of 125 - 135, Lakeview Road, SE27 0QH22 homes
completed
53, 53, Crown Lane, SW16 3JF5 homes
completed
218, 218, Leigham Court Road, SW16 2RB4 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 2JA

Full postcodeSW16 2JA
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Wells
Latitude51.425682
Longitude-0.115344
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
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