Streatham Wells · Lambeth · Streatham and Croydon North constituency · 51.43147, -0.12390

SW16 2SR— Streatham Wells, Lambeth

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

The practical family move

 

Top 13% LondonSchools 100%Safety 84/100Transport 51/100~2% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
72
Safety
84
Schools
90
Transport
51
Environment
68
Investment
37

The bottom line

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

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

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Location

SW16 2SR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+21.4% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for SW16 2SR

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

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Postcode Personality

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“The practical family move”

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How SW16 2SR 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 · 5 min walk

KS2: 101.7

—

Secondary

Bishop Thomas Grant Catholic Secondary School

Not yet inspected · Inspected Feb 2025 · 10 min walk

P8: +0.74A8: 59.4

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.0 incidents per 1,000 residents

Better than 65% of London
→ Stable

-41% vs borough

Crime by type

Other34%
Violence & sexual offences24%
Anti-social behaviour17%
Vehicle crime10%
Burglary6%
Drug offences3%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.4km

Crime is 28% 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£7,973/m²
Price per ft²£741/ft²
Avg floor area140.7 m²

EPC breakdown

C
11%
D
3%
E
4%
F
1%

Based on 19 properties · Confidence: medium

Street mix

Semi 7%Terraced 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

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£351,750
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 DAnnual charge £1,848
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9.2%

Total change

+1309%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.1%

per year

Acceleration

+16.10

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached6.9%
Terraced93.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£250k+235.5%1.2
Post-dot-com plateau2001–2004£188k£280k+49%1
Pre-crash peak2005–2007£284k£310k+9.2%2
GFC & correction2009–2012£315k£418k+32.6%1.7
Help-to-Buy recovery2013–2015£455k£733k+61%2.3
Pandemic surge2020–2020£820k£820k+0%1
Current market2025–2025£1.05m£1.05m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.4%
District
7.4%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
10 min walk
Balham Underground StationNorthern
30 min walk
Tooting Bec Underground StationNorthern
32 min walk
Clapham South Underground StationNorthern
36 min walk
Tooting Broadway Underground StationNorthern
39 min walk
No bus stops within 400m

42

Walkability score

41

Footpaths (500m)

0

Santander docks (800m)

2.0 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)

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Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)10
Nearest car park430m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Lidl· yes
461m

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: 6.1 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 40%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 9.3 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

13 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

10

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.5 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

23

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

2

Convenience

Nearest supermarketLidl · 398 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

393m

Post office

Nearby shops

Red Lion314 m
Foodway348 m
Blackbird Bakery349 m
Shoppers Delight349 m

Nearby cafes

Life Cafe Restaurant348 m
Costa369 m
Brooks & Gao370 m
Caffè Nero389 m

Nearby restaurants

Sunny Hill Chicken330 m
German Doner Kebab366 m
Bravo Ragazzi376 m
Greggs387 m

Nearby pubs

The Leigham Arms274 m
The White Lion408 m
Pratts & Payne423 m
The Holland Tringham441 m

Nearby gyms

PureGym413 m
Virgin Active439 m
Wigmore Lawn Tennis Club667 m
Belmont Bowling Club700 m

Nearby pharmacies

Touchwood Pharmacy425 m
Westbury Chemist525 m

Nearby health

mydentist393 m
Southside Dental Care560 m
Food hygiene (5-star)60% of 118

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

37

Investment score

Weak

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

Low gross yield (2.1%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,800London avg: £1,950/mo
Gross yield
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

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

8/100

Velocity score

Future outlook

49.7

Price growth score

C
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,062m
Crossrail 2 route4,540m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,461 nationally

1,828

Est. population

12,343/km²

69%

Employed

57%

Degree educated

£51,000

Median income

3.9%

Claimant rate

Urban coreHigh densityYoung professionals

43

Community stability

Age profile

19%
24%
28%
18%
Under 1819%
18–3424%
35–4928%
50–6418%
65+11%

Tenure

24%
32%
33%
Own outright24%
Own (mortgage)32%
Private rent33%
Social rent9%
Shared ownership1%

Ethnicity

41%
21%
White British41%
White Other21%
Asian13%
Black11%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine15%
No car household45%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent33%
Social rent9%

vs. London

Income vs London+21.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
5
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)
1

Housing pipeline (800m)

Homes approved
19
Under construction
0
Completed (3yr)
49
Largest scheme
98 homes · Norwich House, 9-11, Norwich House, 9-11, Streatham High Road, SW16
Pipeline pressure
LOW

Named schemes (500m)

Belenoyd Court Estate, Belenoyd Court Estate, Leigham Court Road, SW1632 homes
completed
18-22, 18-22, LEIGHAM AVENUE, SW1629 homes
completed
SITE OF, 45-49, SITE OF, 45-49, ANGLES ROAD, SW1619 homes
completed
Albans Close, 14, Albans Close, 14, Leigham Court Road, SW16 2PJ18 homes
completed
14, 14, Leigham Court Road, Albans Close, SW16 2PJ9 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 2SR

Full postcodeSW16 2SR
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Wells
Latitude51.431466
Longitude-0.123896
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
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