Streatham Hill East · Lambeth · Streatham and Croydon North constituency · 51.43642, -0.12097

SW16 2NN— Streatham Hill East, Lambeth

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

The practical family move

 

Schools 71%Safety 81/100Transport 55/100

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
61
Safety
81
Schools
90
Transport
55
Environment
68
Investment
70

The bottom line

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

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Location

SW16 2NN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+7.4% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for SW16 2NN

🛡️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 2NN 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 · 5 min walk

KS2: 106.0

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 10 min walk

P8: -0.37A8: 35.7

100% of local schools rated Good or Outstanding · based on 15 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

64.0 incidents per 1,000 residents

Better than 51% of London
→ Stable

-20% vs borough

Crime by type

Anti-social behaviour26%
Other26%
Violence & sexual offences24%
Vehicle crime8%
Burglary7%
Theft4%
Drug offences3%
Robbery1%

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 · 1.6km

Crime is 2% below London average

Property

Prices, sales volume and market trends

Avg floor area59.9 m²

EPC breakdown

C
22%
D
10%
E
2%

Based on 34 properties · Confidence: high

Street mix

Flat 100%

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

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£149,750
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)
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

2003–2017 · CAGR

+7.5%

Total change

+175%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.4%

per year

Acceleration

-10.42

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 15 sales

Property Type Mix

Total: 15 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£129k£130k+0.8%2.5
Pre-crash peak2007–2007£195k£195k+0%1
GFC & correction2008–2009£187k£170k-8.8%1.5
Help-to-Buy recovery2013–2016£225k£340k+51.1%1.7
Brexit uncertainty2017–2017£355k£355k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.7%
District
7.7%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

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

39

Walkability score

101

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria ★37 min
Waterloo48 min ↑
Canary Wharf62 min ↑
City54 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 park606m
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 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 AONB7% 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

7 min walk

62%

Recommend GP

62%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

100

Parks (1km)

9

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Exhibit B (439 m)

Nearest supermarketM&S Foodhall · 502 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

315m

Post office

Nearby shops

Vale Newsagency313 m
Milestone Supermarket472 m
The Cooperative476 m
Tesco Express484 m

Nearby cafes

Perfect Blend435 m
Maria's Kitchen464 m
GAIL's514 m
Purple544 m

Nearby restaurants

Putt Putt436 m
Nar470 m
PizzaExpress479 m
Orient Express488 m

Nearby pubs

Exhibit B439 m
Stanley's of Streatham491 m
Five Bells495 m
Bar 61520 m

Nearby gyms

Belmont Bowling Club541 m
PureGym603 m
Virgin Active729 m
Telford Park Tennis Club755 m

Nearby pharmacies

Westbury Chemist536 m
Day Lewis Pharmacy827 m
Touchwood Pharmacy897 m

Nearby health

Southside Dental Care474 m
mydentist635 m
Palace Road Surgery842 m
Dental Laboratory1.1 km
Food hygiene (5-star)56% of 110

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

70

Investment score

Strong

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

Avg monthly rent
£1,800London avg: £1,950/mo
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

22.7

Price growth score

E
Medium

Development pressure

High

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,481m
Crossrail 2 route4,462m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,152 nationally

1,954

Est. population

15,910/km²

62%

Employed

46%

Degree educated

£45,100

Median income

8.0%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

36

Community stability

Age profile

23%
31%
22%
15%
Under 1823%
18–3431%
35–4922%
50–6415%
65+10%

Tenure

18%
27%
49%
Own outright6%
Own (mortgage)18%
Private rent27%
Social rent49%
Shared ownership1%
Rent free1%

Ethnicity

23%
15%
40%
White British23%
White Other15%
Asian9%
Black40%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine22%
No car household59%
Unemployed7%
No qualifications17%

Housing tenure (Census 2021)

Social rent49%
Private rent27%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
1
Local approval rate
83%
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)
25
Largest scheme
259 homes · 142-170 Streatham Hill And Wentworth House, 10 Sternhold Avenue, Development Control Pseudo Street, 10 Sternhold Avenue, SW2 4SD
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
Albans Close, 14, Albans Close, 14, Leigham Court Road, SW16 2PJ18 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

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 2NN

Full postcodeSW16 2NN
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Hill East
Latitude51.436419
Longitude-0.120974
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