Knight's Hill · Lambeth · Dulwich and West Norwood constituency · 51.43569, -0.10844

SW16 2JS— Knight's Hill, Lambeth

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

High-connectivity investment target

 

Schools 86%Safety 66/100Transport 45/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
62
Safety
66
Schools
90
Transport
45
Environment
67
Investment
48

The bottom line

SW16 2JS offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SW16 2JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+6.9% vs London avg
vs London crime+79.0% vs London avg

Deep-dive guides for SW16 2JS

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

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“High-connectivity investment target”

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How SW16 2JS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Julian's School

Not yet inspected · 7 min walk

KS2: 104.6

★★

Secondary

The Elmgreen School

Good · Inspected Jun 2022 · 6 min walk

P8: -0.34A8: 43.0

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 19 min walk

4 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.1km

Crime is +79% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£7,827/m²
Price per ft²£727/ft²
Avg floor area68.9 m²

EPC breakdown

B
1%
C
15%
D
18%
E
7%
G
1%

Based on 42 properties · Confidence: high

Street mix

Semi 9%Terraced 22%Flat 66%Other 4%

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£172,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.9%

Total change

+583%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.1%

per year

Acceleration

-105.69

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £400k–£450k · 52 sales

Property Type Mix

Total: 52 sales

Semi-detached9.6%
Terraced23.1%
Flat/maisonette67.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£80k+22.1%1
Post-dot-com plateau2001–2004£158k£240k+52.4%2.2
Pre-crash peak2005–2006£180k£196k+8.9%4
GFC & correction2008–2011£366k£225k-38.6%1.7
Help-to-Buy recovery2013–2016£295k£410k+39%2
Brexit uncertainty2018–2019£439k£715k+63%1.5
Pandemic surge2020–2021£390k£334k-14.4%2.5
Rate-rise correction2022–2023£205k£430k+109.8%4
Current market2024–2024£448k£448k+0%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
5.5%
District
5.5%
Terraced+0% α
Local
6.5%
District
6.5%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing2
Trend Position40

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
7 min walk
Brixton Underground StationVictoria
38 min walk
Crystal Palace Rail StationWindrush · Southern
40 min walk
Balham Underground StationNorthern
40 min walk
Clapham South Underground StationNorthern
41 min walk
No bus stops within 400m

38

Walkability score

111

Footpaths (500m)

0

Santander docks (800m)

1.2 km

Nearest cycle dock

Central London commute times

London Bridge ★37 min
Victoria41 min ↑
Waterloo41 min ↑
Canary Wharf49 min ↑
City52 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)18
Nearest car park255m
Santander docks (800m)0
Nearest cycle dock1.2 km

Nearby car parks

🅿️
B&Q
255m
🅿️
Waylett Place
294m

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: 10.0 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: 5.7 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 28%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 9.5 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

7 min walk

1

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

89

Parks (1km)

37

Restaurants (800m)

20

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Knowles of Norwood (272 m)

Nearest supermarketLidl · 1.5 km
8 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

435m

Post office

Nearby shops

Norwood Mini Market251 m
Bayka Organic252 m
News Booze & Food266 m
Platinum Bakery303 m

Nearby cafes

Martil253 m
The Electric Cafe266 m
Thai Duck Deli285 m
Florentine Bakery290 m

Nearby restaurants

MM Fried Chicken251 m
Tam Saigon Kitchen258 m
Pizza 2 Night262 m
Papa John's298 m

Nearby pubs

Knowles of Norwood272 m
Badger Badger380 m
Horns Tavern497 m
Queen Of The South Pub500 m

Nearby gyms

Anytime Fitness312 m
West Norwood Health and Leisure Centre372 m
More Yoga537 m
West Norwood Lawn Tennis & Social Club786 m

Nearby pharmacies

Adarshi Pharmacy304 m
Elmcourt Pharmacy331 m
Superdrug333 m
Deejay Chemist592 m

Nearby health

Norwood Dental Clinic322 m
Deerbrook Surgery329 m
Dental Surgery523 m
Arkh-View Dental Centre524 m
Food hygiene (5-star)58% of 121

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

48

Investment score

Moderate

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

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

8/100

Velocity score

Future outlook

51.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,086m
Crossrail 2 route5,271m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
9
Development activity
medium
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
55%
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)
58
Largest scheme
103 homes · 214-238, 214-238, Norwood Road, SE27 9AW
Pipeline pressure
NONE

Named schemes (500m)

214-238, 214-238, Norwood Road, SE27 9AW103 homes
completed
17-23, 17-23, Canterbury Grove, SE27 0NT35 homes
completed
93-109, 93-109, Knolly's Road, SW16 2JP26 homes
completed
West Norwood Fire Station, 445, West Norwood Fire Station, 445, Norwood Road, London, SE27 9DG22 homes
completed
248 - 250, 248 - 250, Norwood Road, SE27 9AW20 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

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Key facts for SW16 2JS

Full postcodeSW16 2JS
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardKnight's Hill
Latitude51.435687
Longitude-0.108443
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