Streatham Hill East · Lambeth · Dulwich and West Norwood constituency · 51.43483, -0.11937

SW16 2LS— Streatham Hill East, Lambeth

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

Strong, well-rated schools nearby

 

Schools 71%Safety 80/100Transport 34/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
80
Schools
90
Transport
34
Environment
68
Investment
30

The bottom line

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

Less suited to Car-free commuters.

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Location

SW16 2LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+6.9% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for SW16 2LS

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How SW16 2LS 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 · 11 min walk

P8: -0.37A8: 35.7

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 18 min walk

4 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

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

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£7,236/m²
Price per ft²£672/ft²
Avg floor area112.8 m²

EPC breakdown

C
6%
D
12%
E
7%
G
1%

Based on 26 properties · Confidence: medium

Street mix

Semi 74%Terraced 15%Flat 9%Other 3%

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£282,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 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

1995–2026 · CAGR

+7.7%

Total change

+901%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.1%

per year

Acceleration

-25.94

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached75.8%
Terraced15.2%
Flat/maisonette9.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£87k£192k+119.7%2
Post-dot-com plateau2001–2004£205k£250k+21.9%1.5
Pre-crash peak2005–2007£307k£350k+14.2%1.3
GFC & correction2008–2012£443k£402k-9.4%1.5
Help-to-Buy recovery2013–2016£533k£825k+54.9%1.2
Brexit uncertainty2018–2019£730k£695k-4.8%1.5
Current market2024–2026£625k£875k+40%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
8.5%
District
8.5%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

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
35 min walk
Tooting Bec Underground StationNorthern
35 min walk
Brixton Underground StationVictoria
39 min walk
No bus stops within 400m

25

Walkability score

115

Footpaths (500m)

0

Santander docks (800m)

1.6 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

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)10
Nearest car park434m
Santander docks (800m)0
Nearest cycle dock1.6 km

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: 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: 5.7 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 31%
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

EDITH CAVELL PRACTICE

41A-41C STREATHAM HILL, SW2 4TP

10 min walk

62%

Recommend GP

62%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

7

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

90

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Exhibit B (605 m)

No restaurants within 800m — nearest: Nando's (591 m)

Nearest supermarketMieszko · 593 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

115m

Post office

Nearby shops

Vale Newsagency115 m
Budgens276 m
Tariq Halal Meats593 m
Milestone Supermarket594 m

Nearby cafes

Maria's Kitchen594 m
Purple600 m
Perfect Blend609 m
Brooks & Gao611 m

Nearby restaurants

Nando's591 m
Orient Express592 m
Nar594 m
Bocca596 m

Nearby pubs

Exhibit B605 m
Five Bells628 m
The Rebel Inn631 m
Stanley's of Streatham633 m

Nearby gyms

PureGym649 m
Belmont Bowling Club692 m
Virgin Active757 m

Nearby pharmacies

Westbury Chemist633 m
Day Lewis Pharmacy1.0 km

Nearby health

Southside Dental Care594 m
mydentist668 m
Palace Road Surgery1.0 km
Food hygiene (5-star)81% of 21

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

30

Investment score

Weak

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

Low gross yield (2.6%) 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
2.6% (low)London avg: 3.8%Below average yield — bottom 72%
Gentrification score16/100
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

44.6

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,582m
Crossrail 2 route4,644m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
1
Local approval rate
86%
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)
28
Largest scheme
59 homes · ELECTRICITY SUB STATION, 51, ELECTRICITY SUB STATION, 51, CURTIS FIELD ROAD, SW16 2TE
Pipeline pressure
LOW

Named schemes (500m)

ELECTRICITY SUB STATION, 51, ELECTRICITY SUB STATION, 51, CURTIS FIELD ROAD, SW16 2TE59 homes
completed
114, 114, LEIGHAM COURT ROAD, 2-4, VALLEY ROAD, SW1636 homes
completed
Belenoyd Court Estate, Belenoyd Court Estate, Leigham Court Road, SW1632 homes
completed
Land Rear Of 132, Land Rear Of 132, Leigham Court Road, SW16 2RL24 homes
completed
13-19, 13-19, LEIGHAM VALE, ROMEYN ROAD (18-26), SW1614 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

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Key facts for SW16 2LS

Full postcodeSW16 2LS
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Hill East
Latitude51.434829
Longitude-0.119370
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