Streatham Hill East · Lambeth · Dulwich and West Norwood constituency · 51.43641, -0.11804

SW16 2LP— Streatham Hill East, Lambeth

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

Strong, well-rated schools nearby

 

Schools 67%Safety 80/100Transport 34/100Yield 4.19%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
59
Safety
80
Schools
90
Transport
34
Environment
68
Investment
47

The bottom line

SW16 2LP offers exceptional schools (100% Good/Outstanding) and low crime at £515,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SW16 2LP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-1.0% vs London avg
vs London income+6.9% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for SW16 2LP

🛡️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📈 Up & Coming🔒 Very Safe

“Strong, well-rated schools nearby”

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How SW16 2LP 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 · 3 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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.4 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-10% vs borough

Crime by type

Other33%
Violence & sexual offences24%
Anti-social behaviour20%
Vehicle crime14%
Theft4%
Burglary3%
Drug offences1%
Robbery1%

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 · 1.4km

Crime is +11% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£515,000

Median sale price

1% below London median

£515,000 is 1% below the London median (£520,000)

-2.4%

This year

Flat

Dominant type

Price history

5-year change
+66.1%
Sales (24 months)7
New build0.0%
Avg flat£515,000
Price per m²£7,687/m²
Price per ft²£714/ft²
Avg floor area67.4 m²

EPC breakdown

B
2%
C
18%
D
17%
E
7%
F
1%
G
1%

Based on 46 properties · Confidence: high

Street mix

Terraced 2%Detached 1%Flat 92%Other 5%

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£13,250
First-time buyerFTB
£4,500
Additional propertyBTL/2nd
£28,700

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

11.5×

Price-to-income

£2,576/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£168,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+5.5%

Total change

+305%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.5%

per year

Acceleration

-20.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 76 sales

Property Type Mix

Total: 76 sales

Detached1.3%
Terraced2.6%
Flat/maisonette96.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£111k£116k+4.1%2.5
Post-dot-com plateau2001–2004£90k£179k+98.9%4.8
Pre-crash peak2005–2007£232k£134k-42.2%2.3
GFC & correction2008–2012£286k£308k+7.8%1.2
Help-to-Buy recovery2013–2016£273k£248k-9.2%2
Brexit uncertainty2017–2019£358k£438k+22.6%3.3
Pandemic surge2020–2021£466k£310k-33.5%4.5
Rate-rise correction2023–2023£485k£485k+0%3
Current market2024–2025£520k£450k-13.5%4.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.6%
District
5.6%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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 Hill→ Kings Cross· 2 tph
55 min

Nearby stations

Streatham HillNational Rail
8 min walk
Balham Underground StationNorthern
32 min walk
Clapham South Underground StationNorthern
34 min walk
Tooting Bec Underground StationNorthern
36 min walk
Brixton Underground StationVictoria
37 min walk
No bus stops within 400m

24

Walkability score

123

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 park403m
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: 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: 5.6 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 55%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 9.7 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

PALACE ROAD SURGERY

1 PALACE ROAD, STREATHAM HILL, SW2 3DY

11 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

6

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

113

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 (641 m)

No restaurants within 800m — nearest: Putt Putt (616 m)

Nearest supermarketM&S Foodhall · 670 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

232m

Post office

Nearby shops

Vale Newsagency227 m
Budgens414 m
The Cooperative663 m
Sainsbury's Local674 m

Nearby cafes

Perfect Blend633 m
GAIL's660 m
Maria's Kitchen668 m
Purple731 m

Nearby restaurants

Putt Putt616 m
Nar673 m
PizzaExpress680 m
Orient Express689 m

Nearby pubs

Exhibit B641 m
Bar 61668 m
Stanley's of Streatham695 m
Five Bells699 m

Nearby gyms

Belmont Bowling Club744 m
PureGym787 m

Nearby pharmacies

Westbury Chemist735 m
Day Lewis Pharmacy851 m

Nearby health

Southside Dental Care677 m
Palace Road Surgery868 m
Food hygiene (5-star)71% of 24

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

47

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score37/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months2

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

17/100

Velocity score

Future outlook

66.2

Price growth score

B
Medium

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,384m
Crossrail 2 route4,643m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,670 nationally

1,906

Est. population

8,702/km²

73%

Employed

65%

Degree educated

£44,900

Median income

5.2%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

20%
29%
28%
14%
Under 1820%
18–3429%
35–4928%
50–6414%
65+10%

Tenure

22%
37%
33%
Own outright22%
Own (mortgage)37%
Private rent33%
Social rent6%
Shared ownership1%

Ethnicity

42%
22%
White British42%
White Other22%
Asian10%
Black13%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine11%
No car household41%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent33%
Social rent7%

vs. London

Income vs London+6.9%
Price vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
4
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
3
Under construction
0
Completed (3yr)
18
Largest scheme
59 homes · ELECTRICITY SUB STATION, 51, ELECTRICITY SUB STATION, 51, CURTIS FIELD ROAD, SW16 2TE
Pipeline pressure
LOW

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
117, 117, Leigham Court Road, SW16 2NT8 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
21.8%
Ward turnout
85%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Martin Richard AbramsGreen
Amelia ShoebridgeGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£515,000)

£13,250

Standard buyer

£4,500

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

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

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Key facts for SW16 2LP

Full postcodeSW16 2LP
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Hill East
Latitude51.436408
Longitude-0.118039
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