Knight's Hill · Lambeth · Dulwich and West Norwood constituency · 51.43592, -0.11095

SW16 2JP— Knight's Hill, Lambeth

Location and area intelligence for SW16 2JP, Knight's Hill, Lambeth

The practical family move

 

Schools 83%Safety 66/100Transport 40/100Yield 5.61%

Best for: Families

Compare areas

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

Liveability
60
Safety
66
Schools
90
Transport
40
Environment
67
Investment
57

The bottom line

SW16 2JP offers exceptional schools (100% Good/Outstanding) and low crime at £385,000 median — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SW16 2JP scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SW16 2JP meets your needs.

Location

SW16 2JP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London avg price-26.0% vs London avg
vs London income+6.9% vs London avg
vs London crime+79.0% vs London avg

Deep-dive guides for SW16 2JP

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SW16 2JP with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How SW16 2JP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Hitherfield Primary School

Not yet inspected · Inspected Oct 2024 · 4 min walk

KS2: 106.0

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 9 min walk

P8: -0.37A8: 35.7

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 18 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

116.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 833.3%

+46% vs borough

Crime by type

Other34%
Violence & sexual offences25%
Anti-social behaviour19%
Vehicle crime9%
Drug offences5%
Theft3%
Burglary3%
Robbery3%

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 · 1.2km

Crime is +79% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£385,000

Median sale price

26% below London median

£385,000 is 26% below the London median (£520,000)

+13.8%

This year

Flat

Dominant type

Price history

5-year change
-23.0%
Sales (24 months)5
New build0.0%
Avg flat£385,000
Price per m²£6,460/m²
Price per ft²£600/ft²
Avg floor area56.9 m²

EPC breakdown

B
8%
C
81%
D
52%
E
14%
G
1%

Based on 156 properties · Confidence: high

Street mix

Semi 4%Terraced 2%Flat 94%

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£6,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£18,300

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

8.6×

Price-to-income

£1,926/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£142,250
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

1995–2026 · CAGR

+5.5%

Total change

+423%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.9%

per year

Acceleration

+66.14

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 158 sales

Property Type Mix

Total: 158 sales

Semi-detached4.4%
Terraced1.9%
Flat/maisonette93.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£85k+13.3%5
Post-dot-com plateau2001–2004£95k£190k+100%8.8
Pre-crash peak2005–2007£150k£192k+28%8.3
GFC & correction2008–2012£252k£228k-9.8%4.8
Help-to-Buy recovery2013–2016£190k£458k+140.8%3.5
Brexit uncertainty2017–2019£420k£370k-12%2.3
Pandemic surge2020–2021£419k£500k+19.5%4.5
Rate-rise correction2022–2023£323k£413k+27.9%4
Current market2024–2026£1.07m£393k-63.5%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.9%
District
6.9%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

55out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing4
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Tulse Hill

Nearby stations

Tulse HillNational Rail
8 min walk
Brixton Underground StationVictoria
37 min walk
Balham Underground StationNorthern
38 min walk
Clapham South Underground StationNorthern
39 min walk
Crystal Palace Rail StationSouthern · Windrush
42 min walk
No bus stops within 400m

26

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

1.3 km

Nearest cycle dock

Central London commute times

London Bridge ★45 min
Victoria53 min ↑
Waterloo51 min ↑
Canary Wharf57 min ↑
City53 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)28
Nearest car park94m
Santander docks (800m)0
Nearest cycle dock1.3 km

Nearby car parks

🅿️
B&Q
431m
🅿️
Waylett Place
469m

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: 10.0 µg/m³
Better than 93% of London
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.6 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 9.6 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

7 min walk

1

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

102

Parks (1km)

21

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Knowles of Norwood (445 m)

Nearest supermarketLidl · 1.5 km
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

2

Libraries (1km)

1

Cinemas (2km)

626m

Post office

Nearby shops

News Booze & Food403 m
Norwood Mini Market409 m
Bayka Organic412 m
Platinum Bakery480 m

Nearby cafes

The Electric Cafe404 m
Martil414 m
Thai Duck Deli446 m
Florentine Bakery457 m

Nearby restaurants

Pizza 2 Night402 m
Tam Saigon Kitchen403 m
MM Fried Chicken407 m
Papa John's471 m

Nearby pubs

Knowles of Norwood445 m
Badger Badger550 m
Queen Of The South Pub561 m
Railway Tavern614 m

Nearby gyms

Anytime Fitness417 m
West Norwood Health and Leisure Centre497 m
More Yoga595 m
West Norwood Lawn Tennis & Social Club880 m

Nearby pharmacies

Elmcourt Pharmacy429 m
Adarshi Pharmacy478 m
Superdrug509 m
Deejay Chemist631 m

Nearby health

Deerbrook Surgery419 m
Norwood Dental Clinic424 m
Arkh-View Dental Centre587 m
Dental Surgery663 m
Food hygiene (5-star)53% of 79

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

57

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
5.6% (good)London avg: 3.8%Strong yield — top 14% of London
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months2

Rental market

High

Demand

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

34.8

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,186m
Crossrail 2 route5,104m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,969 nationally

1,681

Est. population

8,395/km²

69%

Employed

48%

Degree educated

£44,900

Median income

8.9%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

40

Community stability

Age profile

26%
23%
27%
17%
Under 1826%
18–3423%
35–4927%
50–6417%
65+7%

Tenure

27%
28%
34%
Own outright10%
Own (mortgage)27%
Private rent28%
Social rent34%
Shared ownership1%
Rent free0%

Ethnicity

34%
16%
29%
White British34%
White Other16%
Asian6%
Black29%
Mixed11%
Other5%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine19%
No car household50%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Social rent34%
Private rent28%

vs. London

Income vs London+6.9%
Price vs London-26.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
4
Local approval rate
64%
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)
40
Largest scheme
103 homes · 214-238, 214-238, Norwood Road, SE27 9AW
Pipeline pressure
NONE

Named schemes (500m)

93-109, 93-109, Knolly's Road, SW16 2JP26 homes
completed
73 - 79 Knollys Road, Development Control Pseudo Street, SW16 2JP21 homes
completed
151A, 151A, KNOLLYS ROAD, SW16 2JP19 homes
completed
RAILWAY LAND FRONTING, RAILWAY LAND FRONTING, KNOLLYS ROAD, SW1612 homes
completed
60, 60, Knolly's Road, SW16 2JX8 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
15.2%
Ward turnout
122%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Elizabeth Ann FraserGreen
Lisa SchulkindGreen
Matt WilcockGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£385,000)

£6,750

Standard buyer

£0

First-time buyer

Save £6,750

Affordability check — your annual salary

£

Deposit

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

Live in SW16 2JP? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SW16 2JP.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Lambeth with nearby boroughs:

Lambeth vs SouthwarkLambeth vs WandsworthLambeth vs HackneyLambeth vs Islington

What else could £385k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track SW16 2JP

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SW16 2JP

Full postcodeSW16 2JP
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardKnight's Hill
Latitude51.435917
Longitude-0.110952
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