Streatham Wells · Lambeth · Streatham and Croydon North constituency · 51.43201, -0.12682

SW16 2SS— Streatham Wells, Lambeth

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 82/100Transport 52/100Yield 5.92%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Strong for families — high safety and school scores

Liveability
71
Safety
82
Schools
90
Transport
52
Environment
67
Investment
70

The bottom line

SW16 2SS offers exceptional schools (100% Good/Outstanding) and low crime at £365,000 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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Toggle the things that matter to you — see how SW16 2SS scores on each.

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Location

SW16 2SS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-29.8% vs London avg
vs London income+21.4% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for SW16 2SS

🛡️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 2SS 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 · 7 min walk

KS2: 101.7

—

Secondary

Bishop Thomas Grant Catholic Secondary School

Not yet inspected · Inspected Feb 2025 · 12 min walk

P8: +0.74A8: 59.4

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.6 incidents per 1,000 residents

Better than 57% of London
→ Stable

-29% vs borough

Crime by type

Other37%
Violence & sexual offences24%
Anti-social behaviour20%
Vehicle crime5%
Burglary5%
Theft4%
Robbery3%
Drug offences2%

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 · 1.6km

Crime is 13% 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.

£365,000

Median sale price

Bottom 25% — 30% below London median

£365,000 is 30% below the London median (£520,000)

+165.3%

This year

Flat

Dominant type

Price history

5-year change
-12.0%
Sales (24 months)5
New build0.0%
Avg terraced£800,000
Avg flat£347,500
Price per m²£7,101/m²
Price per ft²£660/ft²
Avg floor area55.8 m²

EPC breakdown

C
39%
D
22%

Based on 61 properties · Confidence: high

Street mix

Semi 9%Terraced 17%Detached 2%Flat 72%

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£5,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£16,700

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

7.2×

Price-to-income

£1,826/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£139,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (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

1995–2025 · CAGR

+5.8%

Total change

+449%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.7%

per year

Acceleration

+63.87

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £125k–£150k · 56 sales

Property Type Mix

Total: 56 sales

Detached1.8%
Semi-detached8.9%
Terraced17.9%
Flat/maisonette71.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£130k+95.5%1.8
Post-dot-com plateau2001–2004£87k£188k+115.5%2
Pre-crash peak2005–2007£145k£245k+69%5
GFC & correction2009–2012£228k£445k+95.6%1.2
Help-to-Buy recovery2013–2016£280k£425k+51.8%2
Brexit uncertainty2017–2019£336k£390k+16.2%2.5
Pandemic surge2020–2021£415k£415k+0%1
Rate-rise correction2022–2023£338k£800k+137%2
Current market2024–2025£342k£365k+6.6%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.4%
District
4.4%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
Trend Position100

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
9 min walk
Balham Underground StationNorthern
28 min walk
Tooting Bec Underground StationNorthern
29 min walk
Clapham South Underground StationNorthern
34 min walk
Tooting Broadway Underground StationNorthern
37 min walk
No bus stops within 400m

55

Walkability score

56

Footpaths (500m)

0

Santander docks (800m)

2.1 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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)10
Nearest car park267m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Lidl· yes
267m

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: 6.0 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 25%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 9.5 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): 1

Landslide susceptibility: Low

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

12

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.7 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

62

Parks (1km)

25

Restaurants (800m)

12

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

22

Sports (1km)

6

Convenience

Nearest supermarketLidl · 221 m
15 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D

1

Libraries (1km)

0

Cinemas (2km)

181m

Post office

Nearby shops

Blackbird Bakery138 m
Shoppers Delight138 m
Foodway140 m
Sainsbury's Local180 m

Nearby cafes

Life Cafe Restaurant139 m
Costa164 m
Caffè Nero177 m
Brooks & Gao196 m

Nearby restaurants

Greggs179 m
Wimpy179 m
Amigos181 m
Wingstop187 m

Nearby pubs

The Leigham Arms211 m
The White Lion239 m
Pratts & Payne282 m
The Holland Tringham298 m

Nearby gyms

Virgin Active227 m
PureGym230 m
Wigmore Lawn Tennis Club458 m
Belmont Bowling Club570 m

Nearby pharmacies

Touchwood Pharmacy264 m
Westbury Chemist376 m

Nearby health

mydentist197 m
Southside Dental Care437 m
Food hygiene (5-star)52% of 186

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

70

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
5.9% (good)London avg: 3.8%Strong yield — top 11% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months2

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

17/100

Velocity score

Future outlook

60.2

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,107m
Crossrail 2 route4,332m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,440 nationally

2,172

Est. population

24,019/km²

80%

Employed

64%

Degree educated

£51,000

Median income

3.9%

Claimant rate

Urban coreVery high densityYoung professionals

30

Community stability

Age profile

42%
28%
Under 1812%
18–3442%
35–4928%
50–6412%
65+5%

Tenure

30%
55%
Own outright10%
Own (mortgage)30%
Private rent55%
Social rent5%
Shared ownership0%

Ethnicity

41%
26%
White British41%
White Other26%
Asian9%
Black10%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine16%
No car household63%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent55%
Social rent5%

vs. London

Income vs London+21.4%
Price vs London-29.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
1
Local approval rate
69%
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)
47
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
LOW

Named schemes (500m)

18-22, 18-22, LEIGHAM AVENUE, SW1629 homes
completed
SITE OF, 11, SITE OF, 11, WOODBOURNE AVENUE, SW1627 homes
completed
10,10A,10B,12 & 12A, 10,10A,10B,12 & 12A, LEIGHAM COURT ROAD, SW16 2PJ20 homes
completed
SITE OF, 45-49, SITE OF, 45-49, ANGLES ROAD, SW1619 homes
completed
St Giles House, 11, St Giles House, 11, Woodbourne Avenue, Ockley Road, SW16 1UP19 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 (£365,000)

£5,750

Standard buyer

£0

First-time buyer

Save £5,750

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 2SS

Full postcodeSW16 2SS
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Wells
Latitude51.432008
Longitude-0.126823
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