Streatham Wells · Lambeth · Streatham and Croydon North constituency · 51.43483, -0.12389

SW16 2PL— Streatham Wells, Lambeth

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

The practical family move

 

Schools 83%Safety 81/100Transport 56/100Yield 9.60%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Strong for families — high safety and school scores

Liveability
68
Safety
81
Schools
90
Transport
56
Environment
67
Investment
74

The bottom line

SW16 2PL offers exceptional schools (100% Good/Outstanding) and low crime at £225,000 median — strong value for Families and Investors who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

SW16 2PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-56.7% vs London avg
vs London income+7.4% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for SW16 2PL

🛡️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 2PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Sunnyhill Primary School

Good · Inspected Jul 2024 · 9 min walk

KS2: 101.7

—

Secondary

Bishop Thomas Grant Catholic Secondary School

Not yet inspected · Inspected Feb 2025 · 14 min walk

P8: +0.74A8: 59.4

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 · 18 min walk

3 primaries · 0 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

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

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£225,000

Median sale price

Bottom 25% — 57% below London median

£225,000 is 57% below the London median (£520,000)

+211.5%

This year

Flat

Dominant type

Price history

5-year change
+3.8%
Sales (24 months)5
New build0.0%
Avg flat£225,000
Price per m²£4,327/m²
Price per ft²£402/ft²
Avg floor area54 m²

EPC breakdown

C
9%
D
14%
E
15%
F
4%
G
2%

Based on 44 properties · Confidence: high

Street mix

Semi 15%Terraced 3%Flat 81%Other 1%

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£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£6,750

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

5.0×

Price-to-income

£1,126/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£135,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+4.8%

Total change

+313%

Market Activity

Price Velocity & Acceleration

Current Velocity

+95.2%

per year

Acceleration

+102.96

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 73 sales

Property Type Mix

Total: 73 sales

Semi-detached15.1%
Terraced2.7%
Flat/maisonette82.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£98k£93k-5.6%2.8
Post-dot-com plateau2001–2004£58k£177k+206%5.8
Pre-crash peak2005–2007£143k£249k+74.7%3.7
GFC & correction2011–2012£235k£250k+6.4%2
Help-to-Buy recovery2013–2016£285k£235k-17.5%3.5
Brexit uncertainty2019–2019£420k£420k+0%1
Pandemic surge2020–2020£390k£390k+0%1
Rate-rise correction2022–2023£245k£375k+53.1%1.5
Current market2024–2026£225k£405k+80%1.7

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
5.1%
District
5.1%
Semi-detached+0% α
Local
26%
District
26%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

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
5 min walk
Balham Underground StationNorthern
28 min walk
Tooting Bec Underground StationNorthern
31 min walk
Clapham South Underground StationNorthern
32 min walk
Brixton Underground StationVictoria
39 min walk
No bus stops within 400m

49

Walkability score

88

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

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)10
Nearest car park602m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Lidl· yes
602m

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: 5.7 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 43%
Less green space than 76% of London

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

EDITH CAVELL PRACTICE

41A-41C STREATHAM HILL, SW2 4TP

9 min walk

62%

Recommend GP

62%

Overall GP experience

1

GPs within 1km

5

Dentists within 1km

8

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

25

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

14

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Rebel Inn (321 m)

Nearest supermarketMieszko · 308 m
10 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

418m

Post office

Nearby shops

Tariq Halal Meats281 m
Milestone Supermarket294 m
Westbury Express319 m
GMobile & Vape326 m

Nearby cafes

Purple290 m
Maria's Kitchen300 m
Brooks & Gao312 m
La Casita332 m

Nearby restaurants

Nando's277 m
Bocca282 m
Orient Express282 m
Nar296 m

Nearby pubs

The Rebel Inn321 m
Five Bells334 m
Stanley's of Streatham348 m
Exhibit B352 m

Nearby gyms

PureGym345 m
Belmont Bowling Club412 m
Virgin Active465 m
Wigmore Lawn Tennis Club713 m

Nearby pharmacies

Westbury Chemist320 m
Touchwood Pharmacy630 m
Day Lewis Pharmacy1.0 km

Nearby health

Southside Dental Care293 m
mydentist371 m
Palace Road Surgery1.0 km
Dental Laboratory1.2 km
Food hygiene (5-star)59% of 162

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

74

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
Gross yield
9.6% (high)London avg: 3.8%Strong yield — top 2% of London
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

54.7

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,734m
Crossrail 2 route4,366m

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%
Price vs London-56.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
12
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)
1

Housing pipeline (800m)

Homes approved
22
Under construction
0
Completed (3yr)
40
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)

Norwich House, 9-11, Norwich House, 9-11, Streatham High Road, SW1698 homes
completed
CINEMA & CAR PARK, 7, CINEMA & CAR PARK, 7, STREATHAM HIGH ROAD, SW16 1EF62 homes
completed
2 - 4, 2 - 4, Leigham Court Road, SW16 2PD35 homes
completed
Belenoyd Court Estate, Belenoyd Court Estate, Leigham Court Road, SW1632 homes
completed
18-22, 18-22, LEIGHAM AVENUE, SW1629 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£225,000)

£0

Standard buyer

£0

First-time buyer

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 2PL

Full postcodeSW16 2PL
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Wells
Latitude51.434829
Longitude-0.123888
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