Knight's Hill · Lambeth · Dulwich and West Norwood constituency · 51.42990, -0.11349

SW16 2SB— Knight's Hill, Lambeth

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

Strong, well-rated schools nearby

 

Schools 86%Safety 79/100Transport 34/100

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
55
Safety
79
Schools
51
Transport
34
Environment
67
Investment
50

The bottom line

SW16 2SB offers exceptional schools (86% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SW16 2SB

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-39.0% vs London avg

Deep-dive guides for SW16 2SB

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How SW16 2SB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

51

Education score

Fair for families
★ Top school within 1km
—

Primary

Hitherfield Primary School

Not yet inspected · Inspected Oct 2024 · 9 min walk

KS2: 106.0

—

Secondary

Bishop Thomas Grant Catholic Secondary School

Not yet inspected · Inspected Feb 2025 · 8 min walk

P8: +0.74A8: 59.4

86% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Above London average

Childcare

Childcare

Holmewood Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

39.6 incidents per 1,000 residents

Better than 71% of London
↑ Rising 454.5%

from a low base — still below London average

-51% vs borough

Crime by type

Violence & sexual offences30%
Other21%
Vehicle crime20%
Anti-social behaviour18%
Drug offences7%
Burglary5%
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 · 703m

Crime is 39% below London average

Property

Prices, sales volume and market trends

Avg floor area50.9 m²

EPC breakdown

C
10%
D
68%
E
17%
F
2%

Based on 97 properties · Confidence: high

Street mix

Semi 31%Terraced 5%Flat 64%

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£127,250
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
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+4.1%

Total change

+195%

Market Activity

Price Velocity & Acceleration

Current Velocity

-45.0%

per year

Acceleration

-10.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £75k–£100k · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached35.3%
Terraced5.9%
Flat/maisonette58.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£88k£83k-5.7%1.3
Post-dot-com plateau2001–2004£81k£137k+69.1%1.8
Pre-crash peak2005–2007£138k£168k+21.4%1.3
GFC & correction2009–2012£221k£435k+97.3%1.8
Help-to-Buy recovery2013–2015£420k£586k+39.6%1.3
Brexit uncertainty2017–2019£670k£235k-64.9%1
Pandemic surge2020–2021£746k£720k-3.5%1
Rate-rise correction2022–2023£473k£260k-45%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
2.5%
District
2.5%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
Balham Underground StationNorthern
39 min walk
Crystal Palace Rail StationWindrush · Southern
39 min walk
Tooting Bec Underground StationNorthern
41 min walk
Clapham South Underground StationNorthern
43 min walk
No bus stops within 400m

11

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge ★45 min
Victoria53 min ↑
Waterloo51 min ↑
Canary Wharf57 min ↑
City53 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)10
Nearest car park314m
Santander docks (800m)0
Nearest cycle dock1.7 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: 6.3 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 9.0 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

DIABETES INTERMEDIATE CARE TEAM

TULSE HILL PRACTICE, 4 HARDEL RISE, SW2 3DX

16 min walk

0

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 879 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

69

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: The Great North Wood (689 m)

No restaurants within 800m — nearest: Papadom on the Hill (647 m)

Nearest supermarketLidl · 968 m
8 tennis courts3 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

582m

Post office

Nearby shops

Budgens410 m
Red Lion562 m
Vale Newsagency584 m
Wolfington Newsagents616 m

Nearby cafes

Frangipangi622 m
Pintadera666 m
Otter669 m
Sweet Carolina765 m

Nearby restaurants

Papadom on the Hill647 m
Knight's Fish Bar649 m
Kebab Hut651 m
The Garden653 m

Nearby pubs

The Great North Wood689 m
Horns Tavern694 m
Crown Lane Gardens744 m
Badger Badger835 m

Nearby gyms

West Norwood Lawn Tennis & Social Club608 m
West Norwood Health and Leisure Centre610 m
Streatham Common Paddling Pool862 m

Nearby pharmacies

Superdrug885 m
Klub Pharmacy1.0 km

Nearby health

Dental Surgery722 m
British Home & Hospital for Incurables879 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

50

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
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

25.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,394m
Crossrail 2 route5,262m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,750 nationally

1,540

Est. population

12,287/km²

62%

Employed

52%

Degree educated

£44,800

Median income

4.7%

Claimant rate

SuburbanHigh densityOwner occupiers / families

51

Community stability

Age profile

23%
19%
23%
21%
14%
Under 1823%
18–3419%
35–4923%
50–6421%
65+14%

Tenure

24%
38%
20%
17%
Own outright24%
Own (mortgage)38%
Private rent20%
Social rent17%

Ethnicity

43%
17%
17%
White British43%
White Other17%
Asian10%
Black17%
Mixed9%
Other5%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine15%
No car household35%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent20%
Social rent17%

vs. London

Income vs London+6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
13
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
60, 60, Knolly's Road, SW16 2JX8 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 2SB

Full postcodeSW16 2SB
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardKnight's Hill
Latitude51.429896
Longitude-0.113488
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