Streatham Wells · Lambeth · Dulwich and West Norwood constituency · 51.43284, -0.12180

SW16 2XB— Streatham Wells, Lambeth

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

Strong, well-rated schools nearby

 

Schools 83%Safety 80/100Transport 38/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
67
Safety
80
Schools
90
Transport
38
Environment
69
Investment
36

The bottom line

SW16 2XB 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.

Less suited to Car-free commuters.

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Location

SW16 2XB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.9% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for SW16 2XB

🛡️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 2XB 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 · 11 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 · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.4 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-10% vs borough

Crime by type

Other33%
Violence & sexual offences24%
Anti-social behaviour20%
Vehicle crime14%
Theft4%
Burglary3%
Drug offences1%
Robbery1%

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 · 1.4km

Crime is +11% above 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£6,201/m²
Price per ft²£576/ft²
Avg floor area85.9 m²

EPC breakdown

C
3%
D
10%
E
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 5%Terraced 85%Detached 10%

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£214,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 200 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

+7.3%

Total change

+721%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.5%

per year

Acceleration

-37.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £450k–£500k · 20 sales

Property Type Mix

Total: 20 sales

Detached10%
Semi-detached5%
Terraced85%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£137k+103.7%1.5
Post-dot-com plateau2001–2004£142k£220k+55.5%2
Pre-crash peak2005–2007£209k£270k+29.2%1.3
GFC & correction2011–2011£455k£455k+0%1
Help-to-Buy recovery2013–2015£325k£490k+50.8%1
Pandemic surge2021–2021£568k£568k+0%2
Rate-rise correction2022–2022£675k£675k+0%1
Current market2025–2025£550k£550k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.2%
District
7.2%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Streatham HillNational Rail
9 min walk
Balham Underground StationNorthern
31 min walk
Tooting Bec Underground StationNorthern
33 min walk
Clapham South Underground StationNorthern
36 min walk
Tooting Broadway Underground StationNorthern
41 min walk
No bus stops within 400m

40

Walkability score

90

Footpaths (500m)

0

Santander docks (800m)

1.8 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 park352m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Lidl· yes
629m

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: 5.9 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 25%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 9.4 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

12 min walk

62%

Recommend GP

62%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

10

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

14

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Leigham Arms (481 m)

Nearest supermarketMieszko · 564 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

316m

Post office

Nearby shops

Budgens314 m
Vale Newsagency321 m
Red Lion418 m
Foodway466 m

Nearby cafes

Brooks & Gao436 m
Purple453 m
Life Cafe Restaurant468 m
I Love Coffee481 m

Nearby restaurants

German Doner Kebab436 m
Bocca470 m
Nando's486 m
KFC489 m

Nearby pubs

The Leigham Arms481 m
The Rebel Inn542 m
Five Bells582 m
The White Lion592 m

Nearby gyms

PureGym481 m
Virgin Active556 m
Belmont Bowling Club667 m
Telford Park Tennis Club1.0 km

Nearby pharmacies

Westbury Chemist533 m
Touchwood Pharmacy614 m

Nearby health

mydentist482 m
Southside Dental Care535 m
Food hygiene (5-star)60% of 82

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

36

Investment score

Weak

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

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

4/100

Velocity score

Future outlook

54.5

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,858m
Crossrail 2 route4,598m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,670 nationally

1,906

Est. population

8,702/km²

73%

Employed

65%

Degree educated

£44,900

Median income

5.2%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

20%
29%
28%
14%
Under 1820%
18–3429%
35–4928%
50–6414%
65+10%

Tenure

22%
37%
33%
Own outright22%
Own (mortgage)37%
Private rent33%
Social rent6%
Shared ownership1%

Ethnicity

42%
22%
White British42%
White Other22%
Asian10%
Black13%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine11%
No car household41%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent33%
Social rent7%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
3
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
22
Under construction
0
Completed (3yr)
28
Largest scheme
98 homes · Norwich House, 9-11, Norwich House, 9-11, Streatham High Road, SW16
Pipeline pressure
MODERATE

Named schemes (500m)

114, 114, LEIGHAM COURT ROAD, 2-4, VALLEY ROAD, SW1636 homes
completed
Belenoyd Court Estate, Belenoyd Court Estate, Leigham Court Road, SW1632 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
13-19, 13-19, LEIGHAM VALE, ROMEYN ROAD (18-26), SW1614 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
18.5%
Ward turnout
84%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Judy BestLib Dems
Simon BucknallLib Dems

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Key facts for SW16 2XB

Full postcodeSW16 2XB
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Wells
Latitude51.432836
Longitude-0.121797
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
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TfL
Transport
for London
NHS
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Companies
House
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Mail
Food Standards
Agency
Ofcom
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Office
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