Streatham Hill East · Lambeth · Streatham and Croydon North constituency · 51.43648, -0.11910

SW16 2LL— Streatham Hill East, Lambeth

Location and area intelligence for SW16 2LL, Streatham Hill East, Lambeth

The practical family move

 

Schools 67%Safety 87/100Transport 49/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
57
Safety
87
Schools
90
Transport
49
Environment
68
Investment
38

The bottom line

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

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Location

SW16 2LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.4% vs London avg
vs London crime-58.0% vs London avg

Deep-dive guides for SW16 2LL

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SW16 2LL 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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

27.5 incidents per 1,000 residents

Better than 81% of London
→ Stable

-66% vs borough

Crime by type

Violence & sexual offences40%
Other21%
Vehicle crime13%
Anti-social behaviour11%
Burglary11%
Drug offences2%
Robbery2%
Theft0%

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 · 1.5km

Crime is 58% 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£7,766/m²
Price per ft²£722/ft²
Avg floor area87.2 m²

EPC breakdown

C
2%
D
21%
E
9%
G
1%

Based on 33 properties · Confidence: high

Street mix

Semi 8%Terraced 14%Flat 76%Other 2%

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£218,000
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+9.1%

Total change

+951%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.8%

per year

Acceleration

-1.52

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached8.5%
Terraced14.9%
Flat/maisonette76.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£65k£215k+233.3%1.5
Post-dot-com plateau2001–2004£164k£230k+40%3.2
Pre-crash peak2005–2007£245k£360k+46.9%2.3
GFC & correction2008–2012£234k£390k+67%2.2
Help-to-Buy recovery2013–2016£350k£560k+60.2%1.3
Brexit uncertainty2019–2019£523k£523k+0%2
Pandemic surge2020–2021£525k£513k-2.4%2.5
Rate-rise correction2022–2023£575k£629k+9.3%1.5
Current market2025–2025£678k£678k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.3%
District
6.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Below London average
Streatham Hill→ Kings Cross· 2 tph
55 min

Nearby stations

Streatham HillNational Rail
7 min walk
Balham Underground StationNorthern
31 min walk
Clapham South Underground StationNorthern
33 min walk
Tooting Bec Underground StationNorthern
35 min walk
Brixton Underground StationVictoria
37 min walk
No bus stops within 400m

25

Walkability score

133

Footpaths (500m)

0

Santander docks (800m)

1.5 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

2

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)10
Nearest car park477m
Santander docks (800m)0
Nearest cycle dock1.5 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: 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: 5.5 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 9.8 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

8 min walk

62%

Recommend GP

62%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

111

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Exhibit B (566 m)

No restaurants within 800m — nearest: Putt Putt (546 m)

Nearest supermarketM&S Foodhall · 603 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

253m

Post office

Nearby shops

Vale Newsagency249 m
Budgens437 m
The Cooperative591 m
Milestone Supermarket602 m

Nearby cafes

Perfect Blend559 m
Maria's Kitchen595 m
GAIL's598 m
Purple665 m

Nearby restaurants

Putt Putt546 m
Nar600 m
PizzaExpress606 m
Orient Express617 m

Nearby pubs

Exhibit B566 m
Bar 61606 m
Stanley's of Streatham621 m
Five Bells625 m

Nearby gyms

Belmont Bowling Club670 m
PureGym723 m

Nearby pharmacies

Westbury Chemist664 m
Day Lewis Pharmacy829 m

Nearby health

Southside Dental Care604 m
mydentist751 m
Palace Road Surgery846 m
Dental Laboratory1.1 km
Food hygiene (5-star)64% of 28

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

38

Investment score

Weak

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
3.2% (average)London avg: 3.8%Below average yield — bottom 58%
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

34.7

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,413m
Crossrail 2 route4,574m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,844 nationally

1,930

Est. population

22,489/km²

65%

Employed

55%

Degree educated

£45,100

Median income

6.5%

Claimant rate

Urban coreVery high densityMixed

40

Community stability

Age profile

20%
33%
24%
17%
Under 1820%
18–3433%
35–4924%
50–6417%
65+7%

Tenure

24%
26%
40%
Own outright9%
Own (mortgage)24%
Private rent26%
Social rent40%
Shared ownership1%
Rent free0%

Ethnicity

38%
14%
29%
White British38%
White Other14%
Asian8%
Black29%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine17%
No car household51%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Social rent40%
Private rent26%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
2
Local approval rate
75%
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
22
Under construction
0
Completed (3yr)
32
Largest scheme
59 homes · ELECTRICITY SUB STATION, 51, ELECTRICITY SUB STATION, 51, CURTIS FIELD ROAD, SW16 2TE
Pipeline pressure
MODERATE

Named schemes (500m)

114, 114, LEIGHAM COURT ROAD, 2-4, VALLEY ROAD, SW1636 homes
completed
Belenoyd Court Estate, Belenoyd Court Estate, Leigham Court Road, SW1632 homes
completed
13-19, 13-19, LEIGHAM VALE, ROMEYN ROAD (18-26), SW1614 homes
completed
John Company Public House 262 Amesbury Avenue London SW2 3BL9 homes
completed
Rear of 30 and 31, Rear of 30 and 31, Mount Nod Road, Streatham, SW16 2LH8 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
21.8%
Ward turnout
85%
Election year
2026
MP
Steve Reed (Labour (Co-op))
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Martin Richard AbramsGreen
Amelia ShoebridgeGreen

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Key facts for SW16 2LL

Full postcodeSW16 2LL
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Hill East
Latitude51.436479
Longitude-0.119101
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