Streatham Wells · Lambeth · Streatham and Croydon North constituency · 51.43732, -0.12640

SW16 2PG— Streatham Wells, Lambeth

Location and area intelligence for SW16 2PG, Streatham Wells, Lambeth

The practical family move

 

Top 10% LondonSchools 80%Safety 82/100Transport 60/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
73
Safety
82
Schools
90
Transport
60
Environment
67
Investment
56

The bottom line

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

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Location

SW16 2PG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+21.4% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for SW16 2PG

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

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“The practical family move”

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How SW16 2PG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Christ Church, Streatham Church of England Primary School

Not yet inspected · 11 min walk

KS2: 109.3

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 13 min walk

P8: -0.37A8: 35.7

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.6 incidents per 1,000 residents

Better than 57% of London
→ Stable

-29% vs borough

Crime by type

Other37%
Violence & sexual offences24%
Anti-social behaviour20%
Vehicle crime5%
Burglary5%
Theft4%
Robbery3%
Drug offences2%

Road safety

98

Road safety score

2

Accidents (5yr)

8

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.9km

Crime is 13% 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£6,353/m²
Price per ft²£590/ft²
Avg floor area67.1 m²

EPC breakdown

B
38%
C
16%
D
6%

Based on 60 properties · Confidence: high

Street mix

Flat 93%Other 7%

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£167,750
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsSystem built, as built, insulated (assumed)
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2025 · CAGR

+-1.5%

Total change

-13%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.2%

per year

Acceleration

-18.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 38 sales

Property Type Mix

Total: 38 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£488k£488k+0%35
Pandemic surge2020–2020£501k£501k+0%2
Current market2025–2025£425k£425k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
0.7%
District
0.7%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75

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
1 min walk
Balham Underground StationNorthern
25 min walk
Clapham South Underground StationNorthern
28 min walk
Tooting Bec Underground StationNorthern
29 min walk
Clapham Common Underground StationNorthern
36 min walk
No bus stops within 400m

61

Walkability score

136

Footpaths (500m)

0

Santander docks (800m)

1.8 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park722m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Lidl· yes
722m

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 AONB5% green spaceTree canopy: 43%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 10.0 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

6 min walk

62%

Recommend GP

62%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 2.1 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

89

Parks (1km)

20

Restaurants (800m)

14

Cafes (800m)

5

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

25

Sports (1km)

11

Convenience

Nearest supermarketMieszko · 125 m
19 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

C

1

Libraries (1km)

0

Cinemas (2km)

373m

Post office

Nearby shops

Art & Craft106 m
Tesco Express109 m
The Cooperative138 m
Milestone Supermarket177 m

Nearby cafes

Perfect Blend47 m
Maria's Kitchen154 m
GAIL's313 m
Purple363 m

Nearby restaurants

PizzaExpress93 m
Putt Putt145 m
El Chico's148 m
Talay Thai153 m

Nearby pubs

Exhibit B53 m
Stanley's of Streatham139 m
Five Bells164 m
The Rebel Inn252 m

Nearby gyms

Belmont Bowling Club163 m
Telford Park Tennis Club415 m
PureGym422 m
Virgin Active548 m

Nearby pharmacies

Westbury Chemist272 m
Touchwood Pharmacy789 m
Day Lewis Pharmacy825 m

Nearby health

Southside Dental Care184 m
mydentist469 m
Palace Road Surgery831 m
Dental Laboratory941 m
Food hygiene (5-star)57% of 152

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

56

Investment score

Good

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
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

Rental market

Very High

Demand

Very 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

63

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,576m
Crossrail 2 route4,082m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,440 nationally

2,172

Est. population

24,019/km²

80%

Employed

64%

Degree educated

£51,000

Median income

3.9%

Claimant rate

Urban coreVery high densityYoung professionals

30

Community stability

Age profile

42%
28%
Under 1812%
18–3442%
35–4928%
50–6412%
65+5%

Tenure

30%
55%
Own outright10%
Own (mortgage)30%
Private rent55%
Social rent5%
Shared ownership0%

Ethnicity

41%
26%
White British41%
White Other26%
Asian9%
Black10%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine16%
No car household63%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent55%
Social rent5%

vs. London

Income vs London+21.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
11
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
2
Local approval rate
71%
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)
31
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)

142-170 Streatham Hill And Wentworth House, 10 Sternhold Avenue, Development Control Pseudo Street, 10 Sternhold Avenue, SW2 4SD259 homes
completed
142-170 Streatham Hill And Wentworth House, 10 Sternhold Avenue, Development Control Pseudo Street, 10 Sternhold Avenue254 homes
completed
Norwich House, 9-11, Norwich House, 9-11, Streatham High Road, SW1698 homes
completed
Land Bounded By, Land Bounded By, Barrhill Road, Blairderry Road And Ardwell Road, SW2 4RT66 homes
completed
CINEMA & CAR PARK, 7, CINEMA & CAR PARK, 7, STREATHAM HIGH ROAD, SW16 1EF62 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
18.5%
Ward turnout
84%
Election year
2026
MP
Steve Reed (Labour (Co-op))
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Judy BestLib Dems
Simon BucknallLib Dems

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Key facts for SW16 2PG

Full postcodeSW16 2PG
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Wells
Latitude51.437316
Longitude-0.126405
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