Streatham Wells · Lambeth · Streatham and Croydon North constituency · 51.43113, -0.12175

SW16 2UY— Streatham Wells, Lambeth

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

The practical family move

 

Schools 100%Safety 84/100Transport 49/100~3% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
65
Safety
84
Schools
90
Transport
49
Environment
69
Investment
48

The bottom line

SW16 2UY 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 2UY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW16 2UY

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SW16 2UY 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 · 3 min walk

KS2: 101.7

—

Secondary

Bishop Thomas Grant Catholic Secondary School

Not yet inspected · Inspected Feb 2025 · 9 min walk

P8: +0.74A8: 59.4

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 23 min walk

3 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 · 1.3km

Crime is 28% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£7,309/m²
Price per ft²£679/ft²
Avg floor area97.8 m²

EPC breakdown

C
4%
D
23%
E
4%
F
1%

Based on 32 properties · Confidence: high

Street mix

Semi 8%Terraced 88%Flat 5%

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£244,500
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)
RoofPitched, no insulation (assumed)
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

+7.6%

Total change

+808%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.5%

per year

Acceleration

-4.24

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 66 sales

Property Type Mix

Total: 66 sales

Semi-detached7.6%
Terraced87.9%
Flat/maisonette4.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£73k£182k+148.5%2.3
Post-dot-com plateau2001–2004£195k£268k+37.2%3.7
Pre-crash peak2005–2007£273k£343k+25.7%4
GFC & correction2009–2012£280k£445k+58.9%1
Help-to-Buy recovery2013–2016£500k£740k+48%2.8
Brexit uncertainty2017–2019£603k£666k+10.5%2.5
Pandemic surge2020–2021£765k£776k+1.4%1.5
Current market2024–2025£735k£665k-9.5%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.6%
District
7.6%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Below London average
Streatham Hill→ Kings Cross· 2 tph
55 min

Nearby stations

Streatham HillNational Rail
11 min walk
Balham Underground StationNorthern
32 min walk
Tooting Bec Underground StationNorthern
34 min walk
Clapham South Underground StationNorthern
37 min walk
Tooting Broadway Underground StationNorthern
41 min walk
No bus stops within 400m

33

Walkability score

90

Footpaths (500m)

0

Santander docks (800m)

1.9 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 park290m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Lidl· yes
610m

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: 6.1 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 31%
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

14 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

10

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.4 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

54

Parks (1km)

3

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Leigham Arms (394 m)

Nearest supermarketLidl · 544 m
3 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

444m

Post office

Nearby shops

Red Lion228 m
Budgens358 m
Vale Newsagency450 m
Foodway501 m

Nearby cafes

Life Cafe Restaurant501 m
Brooks & Gao512 m
Costa522 m
Batch & Co542 m

Nearby restaurants

Sunny Hill Chicken464 m
German Doner Kebab510 m
Bravo Ragazzi515 m
Subway532 m

Nearby pubs

The Leigham Arms394 m
The White Lion551 m
Pratts & Payne558 m
The Holland Tringham575 m

Nearby gyms

PureGym557 m
Virgin Active592 m
Belmont Bowling Club812 m
Streatham Common Paddling Pool920 m

Nearby pharmacies

Touchwood Pharmacy566 m
Westbury Chemist652 m

Nearby health

mydentist541 m
Southside Dental Care674 m
Food hygiene (5-star)70% of 46

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

48

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score16/100
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

45.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,977m
Crossrail 2 route4,690m

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)
7
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
2
Local approval rate
64%
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
0
Under construction
0
Completed (3yr)
28
Largest scheme
59 homes · ELECTRICITY SUB STATION, 51, ELECTRICITY SUB STATION, 51, CURTIS FIELD ROAD, SW16 2TE
Pipeline pressure
NONE

Named schemes (500m)

129, 129, Valley Road, Namba Roy Close, SW16 2XT58 homes
completed
114, 114, LEIGHAM COURT ROAD, 2-4, VALLEY ROAD, SW1636 homes
completed
Belenoyd Court Estate, Belenoyd Court Estate, Leigham Court Road, SW1632 homes
completed
OPEN LAND TO SOUTH AND EAST OF DAIRY, ADJOINING, OPEN LAND TO SOUTH AND EAST OF DAIRY, ADJOINING, VALLEY ROAD, SW1625 homes
completed
SITE OF, 45-49, SITE OF, 45-49, ANGLES ROAD, SW1619 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 2UY

Full postcodeSW16 2UY
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Wells
Latitude51.431126
Longitude-0.121752
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