Streatham Wells · Lambeth · Streatham and Croydon North constituency · 51.43221, -0.12238

SW16 2XD— Streatham Wells, Lambeth

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

The practical family move

 

Bottom 25% LondonSchools 83%Safety 84/100Transport 51/100⚠ Knotweed sites nearby

Best for: Families, Investors, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
70
Safety
84
Schools
90
Transport
51
Environment
69
Investment
74

The bottom line

SW16 2XD offers exceptional schools (100% Good/Outstanding) and low crime — 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 2XD scores on each.

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Location

SW16 2XD

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 2XD

🛡️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 2XD 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 · 21 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

Prices, sales volume and market trends

Avg floor area92 m²

EPC breakdown

C
1%
D
5%
E
1%

Based on 7 properties · Confidence: low

Street mix

Terraced 100%

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£230,000
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.9%

Total change

+746%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.9%

per year

Acceleration

-22.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 21 sales

Property Type Mix

Total: 21 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£74k£143k+93.9%1.8
Post-dot-com plateau2002–2003£190k£67k-64.7%1
Pre-crash peak2005–2007£278k£352k+26.8%1
GFC & correction2008–2008£260k£260k+0%1
Help-to-Buy recovery2013–2015£415k£522k+25.7%1
Brexit uncertainty2018–2019£646k£560k-13.3%1
Pandemic surge2020–2020£697k£697k+0%1
Rate-rise correction2022–2023£740k£622k-15.9%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.1%
District
6.1%

CAGR over 1yr 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 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
31 min walk
Tooting Bec Underground StationNorthern
33 min walk
Clapham South Underground StationNorthern
36 min walk
Tooting Broadway Underground StationNorthern
40 min walk
No bus stops within 400m

39

Walkability score

72

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

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)10
Nearest car park357m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Lidl· yes
574m

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 AONB10% green spaceTree canopy: 40%
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

13 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

10

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.5 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

53

Parks (1km)

19

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Leigham Arms (407 m)

Nearest supermarketMieszko · 590 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

389m

Post office

Nearby shops

Red Lion353 m
Budgens359 m
Vale Newsagency394 m
Foodway429 m

Nearby cafes

Brooks & Gao417 m
Life Cafe Restaurant430 m
Purple445 m
I Love Coffee466 m

Nearby restaurants

German Doner Kebab416 m
Sunny Hill Chicken459 m
Amigos464 m
Greggs465 m

Nearby pubs

The Leigham Arms407 m
The White Lion530 m
The Rebel Inn551 m
Pratts & Payne552 m

Nearby gyms

PureGym463 m
Virgin Active520 m
Belmont Bowling Club691 m
Wigmore Lawn Tennis Club765 m

Nearby pharmacies

Westbury Chemist539 m
Touchwood Pharmacy550 m

Nearby health

mydentist455 m
Southside Dental Care554 m
Food hygiene (5-star)60% of 91

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

74

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
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

38.6

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,939m
Crossrail 2 route4,595m

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)
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)
40
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
117, 117, Leigham Court Road, SW16 2NT8 homes
completed
Rear of 30 and 31, Rear of 30 and 31, Mount Nod Road, Streatham, SW16 2LH8 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 2XD

Full postcodeSW16 2XD
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Wells
Latitude51.432206
Longitude-0.122384
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