Knight's Hill · Lambeth · Dulwich and West Norwood constituency · 51.42882, -0.11359

SW16 2SA— Knight's Hill, Lambeth

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

Under-the-radar value

 

Schools 86%Safety 80/100Transport 30/100Yield 5.84%

Best for: Families, Owner-occupiers

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

Liveability
54
Safety
80
Schools
90
Transport
30
Environment
69
Investment
52

The bottom line

SW16 2SA offers exceptional schools (100% Good/Outstanding) and low crime at £370,000 median — 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 2SA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-28.8% vs London avg
vs London income+6.7% vs London avg
vs London crime-53.0% vs London avg

Deep-dive guides for SW16 2SA

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

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“Under-the-radar value”

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How SW16 2SA 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 · 6 min walk

KS2: 101.7

—

Secondary

Bishop Thomas Grant Catholic Secondary School

Not yet inspected · Inspected Feb 2025 · 7 min walk

P8: +0.74A8: 59.4

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 · 27 min walk

6 primaries · 1 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 642m

Crime is 53% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£370,000

Median sale price

Bottom 25% — 29% below London median

£370,000 is 29% below the London median (£520,000)

-2.7%

This year

Flat

Dominant type

Price history

5-year change
+6.5%
Sales (24 months)6
New build0.0%
Avg terraced£375,000
Avg flat£365,000
Price per m²£5,615/m²
Price per ft²£522/ft²
Avg floor area65.8 m²

EPC breakdown

B
1%
C
21%
D
4%
E
1%
F
1%
G
1%

Based on 29 properties · Confidence: medium

Street mix

Terraced 7%Flat 93%

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£6,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,100

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

8.3×

Price-to-income

£1,851/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£164,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,259
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6.7%

Total change

+513%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.7%

per year

Acceleration

-4.02

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £250k–£300k · 52 sales

Property Type Mix

Total: 52 sales

Terraced7.7%
Flat/maisonette92.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£60k£95k+59.7%3.2
Post-dot-com plateau2001–2004£111k£155k+40.3%3
Pre-crash peak2005–2007£177k£218k+22.6%3.3
Help-to-Buy recovery2013–2015£215k£290k+34.9%2.7
Brexit uncertainty2018–2018£355k£355k+0%2
Pandemic surge2020–2021£335k£348k+3.7%1.5
Rate-rise correction2022–2022£370k£370k+0%1
Current market2024–2025£375k£365k-2.7%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.7%
District
6.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
West Norwood→ Victoria· 8 tph
22 min

Nearby stations

West NorwoodNational Rail
9 min walk
Crystal Palace Rail StationSouthern · Windrush
39 min walk
Balham Underground StationNorthern
40 min walk
Tooting Bec Underground StationNorthern
41 min walk
Clapham South Underground StationNorthern
44 min walk
No bus stops within 400m

13

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

1.8 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)10
Nearest car park375m
Santander docks (800m)0
Nearest cycle dock1.8 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: 6.4 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 28%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 8.8 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

DIABETES INTERMEDIATE CARE TEAM

TULSE HILL PRACTICE, 4 HARDEL RISE, SW2 3DX

17 min walk

0

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 782 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

76

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Crown Lane Gardens (632 m)

No restaurants within 800m — nearest: Knight's Fish Bar (682 m)

Nearest supermarketLidl · 868 m
6 tennis courts4 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

683m

Post office

Nearby shops

Budgens504 m
Red Lion549 m
AA Plus Food & Wine641 m
Reva Food & Wine643 m

Nearby cafes

Frangipangi643 m
Otter712 m
Pintadera715 m
Sweet Carolina836 m

Nearby restaurants

Knight's Fish Bar682 m
Kebab Hut685 m
The Garden688 m
Papadom on the Hill690 m

Nearby pubs

Crown Lane Gardens632 m
The Great North Wood736 m
Horns Tavern751 m

Nearby gyms

West Norwood Lawn Tennis & Social Club607 m
West Norwood Health and Leisure Centre685 m
Streatham Common Paddling Pool753 m

Nearby pharmacies

Klub Pharmacy911 m

Nearby health

Dental Surgery777 m
British Home & Hospital for Incurables782 m
Food hygiene (5-star)60% of 15

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

52

Investment score

Moderate

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
5.8% (good)London avg: 3.8%Strong yield — top 12% of London
Gentrification score18/100
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

56.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,393m
Crossrail 2 route5,311m

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%
Price vs London-28.8%

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)
0
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)
4
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
ELECTRICITY SUB STATION, 51, ELECTRICITY SUB STATION, 51, CURTIS FIELD ROAD, SW16 2TE59 homes
completed
Land Rear Of 132, Land Rear Of 132, Leigham Court Road, SW16 2RL24 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£370,000)

£6,000

Standard buyer

£0

First-time buyer

Save £6,000

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 2SA

Full postcodeSW16 2SA
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardKnight's Hill
Latitude51.428819
Longitude-0.113589
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