Knight's Hill · Lambeth · Dulwich and West Norwood constituency · 51.42751, -0.11334

SW16 2RY— Knight's Hill, Lambeth

Location and area intelligence for SW16 2RY, Knight's Hill, Lambeth

The family fortress

 

Schools 100%Safety 80/100Transport 29/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
59
Safety
80
Schools
60
Transport
29
Environment
85
Investment
29

The bottom line

SW16 2RY offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 51 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

SW16 2RY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+6.7% vs London avg
vs London crime-53.0% vs London avg

Deep-dive guides for SW16 2RY

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SW16 2RY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Crown Lane Primary School

Not yet inspected · 6 min walk

KS2: 101.5

—

Secondary

Bishop Thomas Grant Catholic Secondary School

Not yet inspected · Inspected Feb 2025 · 6 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 · 28 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

30.7 incidents per 1,000 residents

Better than 78% of London
↑ Rising 2650.0%

from a low base — still below London average

-62% vs borough

Crime by type

Vehicle crime29%
Violence & sexual offences27%
Anti-social behaviour24%
Other16%
Drug offences2%
Burglary2%
Theft0%
Robbery0%

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 · 569m

Crime is 53% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,160/m²
Price per ft²£572/ft²
Avg floor area139.6 m²

EPC breakdown

D
5%
E
1%
F
2%

Based on 8 properties · Confidence: low

Street mix

Semi 78%Terraced 17%Detached 6%

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£349,000
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 EAnnual charge £2,259
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+5.6%

Total change

+310%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.3%

per year

Acceleration

+8.43

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 18 sales

Property Type Mix

Total: 18 sales

Detached5.6%
Semi-detached77.8%
Terraced16.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£210k£210k+0%1
Post-dot-com plateau2001–2004£235k£312k+32.8%1.8
Pre-crash peak2006–2006£360k£360k+0%1
GFC & correction2008–2008£579k£579k+0%1
Help-to-Buy recovery2014–2015£725k£628k-13.4%1.5
Brexit uncertainty2019–2019£766k£766k+0%1
Pandemic surge2021–2021£780k£780k+0%1
Current market2025–2025£860k£860k+0%3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
5.4%
District
5.4%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
West Norwood→ Victoria· 8 tph
22 min

Nearby stations

West NorwoodNational Rail
10 min walk
Crystal Palace Rail StationSouthern · Windrush
38 min walk
Balham Underground StationNorthern
41 min walk
Tooting Bec Underground StationNorthern
42 min walk
Clapham South Underground StationNorthern
46 min walk
No bus stops within 400m

16

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

1.9 km

Nearest cycle dock

Central London commute times

London Bridge ★51 min
Victoria51 min ↑
Waterloo59 min ↑
Canary Wharf65 min ↑
City61 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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)10
Nearest car park446m
Santander docks (800m)0
Nearest cycle dock1.9 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: 6.6 km away✗ Not Green Belt✗ Not AONB63% green spaceTree canopy: 22%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 8.7 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

DIABETES INTERMEDIATE CARE TEAM

TULSE HILL PRACTICE, 4 HARDEL RISE, SW2 3DX

19 min walk

0

GPs within 1km

1

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 658 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

87

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Crown Lane Gardens (491 m)

No restaurants within 800m — nearest: Ulimate Jerk Centre (719 m)

Nearest supermarketLidl · 739 m
6 tennis courts4 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

823m

Post office

Nearby shops

Red Lion592 m
Budgens641 m
AA Plus Food & Wine667 m
Reva Food & Wine670 m

Nearby cafes

Frangipangi671 m
Rookery Cafe747 m
Otter764 m
Crown Cafe774 m

Nearby restaurants

Ulimate Jerk Centre719 m
Knight's Fish Bar723 m
Kebab Hut728 m
Maxin729 m

Nearby pubs

Crown Lane Gardens491 m
The Great North Wood792 m
Horns Tavern818 m
The Conquering Hero983 m

Nearby gyms

West Norwood Lawn Tennis & Social Club612 m
Streatham Common Paddling Pool642 m
West Norwood Health and Leisure Centre774 m

Nearby pharmacies

Klub Pharmacy788 m

Nearby health

British Home & Hospital for Incurables658 m
Dental Surgery840 m
Food hygiene (5-star)57% of 14

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

29

Investment score

Weak

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

Low gross yield (2.5%) 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
2.5% (low)London avg: 3.8%Below average yield — bottom 75%
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

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

12/100

Velocity score

Future outlook

43.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,367m
Crossrail 2 route5,395m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,945 nationally

1,793

Est. population

9,043/km²

62%

Employed

53%

Degree educated

£44,800

Median income

4.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

53

Community stability

Age profile

26%
17%
22%
21%
15%
Under 1826%
18–3417%
35–4922%
50–6421%
65+15%

Tenure

28%
36%
15%
20%
Own outright28%
Own (mortgage)36%
Private rent15%
Social rent20%
Shared ownership1%
Rent free0%

Ethnicity

48%
14%
17%
White British48%
White Other14%
Asian7%
Black17%
Mixed10%
Other4%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine14%
No car household34%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Social rent20%
Private rent15%

vs. London

Income vs London+6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
4
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
0
Under construction
0
Completed (3yr)
2
Largest scheme
64 homes · HOSTEL AT, HOSTEL AT, LEIGHAM COURT ROAD, SW16 2RP
Pipeline pressure
NONE

Named schemes (500m)

HOSTEL AT, HOSTEL AT, LEIGHAM COURT ROAD, SW16 2RP64 homes
completed
ST MICHAEL'S CONVENT, ST MICHAEL'S CONVENT, STREATHAM COMMON NORTH, SW16 3HT52 homes
completed
To The Rear And West of 125 - 135, To The Rear And West of 125 - 135, Lakeview Road, SE27 0QH22 homes
completed
SITE OF, 22, SITE OF, 22, ST. JULIANS FARM ROAD, SE2712 homes
completed
128, 128, Thornlaw Road, SE27 0SB7 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
15.2%
Ward turnout
122%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Elizabeth Ann FraserGreen
Lisa SchulkindGreen
Matt WilcockGreen

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Key facts for SW16 2RY

Full postcodeSW16 2RY
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardKnight's Hill
Latitude51.427511
Longitude-0.113341
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
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Survey