Streatham Common & Vale · Lambeth · Streatham and Croydon North constituency · 51.41548, -0.12370

SW16 3AS— Streatham Common & Vale, Lambeth

Location and area intelligence for SW16 3AS, Streatham Common & Vale, Lambeth

London's quiet achiever

 

Schools 50%Safety 80/100Transport 48/100

Best for: Most buyers

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Lopsided profile — strong safety but weak schools

Liveability
56
Safety
80
Schools
30
Transport
48
Environment
65
Investment
64

The bottom line

SW16 3AS offers low crime — a strong choice for Most buyers.

Less suited to Families.

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Location

SW16 3AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+9.8% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for SW16 3AS

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

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Postcode Personality

🚇 Well-Connected🌳 Good Parks🔒 Very Safe

“London's quiet achiever”

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How SW16 3AS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

Norbury Manor Primary School

Not yet inspected · 8 min walk

KS2: 105.6

—

Secondary

Norbury High School for Girls

Not yet inspected · 10 min walk

P8: +0.28A8: 51.2

50% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Holmewood Nursery School

Not inspected · 45 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.3 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-15% vs borough

Crime by type

Violence & sexual offences27%
Other21%
Anti-social behaviour19%
Vehicle crime17%
Drug offences7%
Burglary6%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

8

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 979m

Crime is +5% above London average

Property

Prices, sales volume and market trends

Avg floor area102.2 m²

EPC breakdown

C
3%
D
5%
E
3%

Based on 11 properties · Confidence: medium

Street mix

Terraced 33%Detached 7%Flat 60%

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£255,500
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

1996–2023 · CAGR

+3.6%

Total change

+157%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.6%

per year

Acceleration

-77.51

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 14 sales

Property Type Mix

Total: 14 sales

Detached7.1%
Terraced35.7%
Flat/maisonette57.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£97k£59k-39.3%1
Post-dot-com plateau2001–2004£217k£295k+36.3%2
GFC & correction2012–2012£235k£235k+0%1
Help-to-Buy recovery2015–2015£350k£350k+0%2
Rate-rise correction2023–2023£250k£250k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Norbury→ Victoria· 7 tph
22 min

Nearby stations

NorburyNational Rail
6 min walk
Beddington Lane Tram StopTram
40 min walk
Therapia Lane Tram StopTram
42 min walk
Tooting Bec Underground StationNorthern
42 min walk
Tooting Broadway Underground StationNorthern
42 min walk
No bus stops within 400m

33

Walkability score

93

Footpaths (500m)

0

Santander docks (800m)

2.9 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★42 min
Waterloo50 min ↑
Canary Wharf63 min ↑
City56 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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)9
Nearest car park122m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Lidl
122m
🅿️
Sainsbury's· no
561m

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: 25.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 83% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.9 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 22%
More green space than 82% of London

Nearest SSSI: Croham Hurst SSSI — 7.7 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): None recorded

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

WIDE WAY MEDICAL CENTRE

WIDE WAY, CR4 1BP

21 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

10

Care homes (1km)

Nearest hospital · 408 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

91

Parks (1km)

10

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Smoke & Sip (339 m)

Nearest supermarketTesco Extra · 1.2 km
1 tennis courts5 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

487m

Post office

Nearby shops

STR Food & Wine190 m
Dutties316 m
Greyhound Min8774 m
Decebal Magazin almentar842 m

Nearby cafes

Snake Tank202 m
Paratha Planet209 m
CoCo Fresh Tea & Juice213 m
La Panna750 m

Nearby restaurants

XO-tikka162 m
Afghan Village179 m
Moorish Lounge185 m
Golden City217 m

Nearby pubs

Smoke & Sip339 m
The Pied Bull540 m
The Black Kitchen780 m
The Rabbit Hole825 m

Nearby gyms

Streatham Common Paddling Pool893 m
Nuffield Health Fitness & Wellbeing1.1 km
Food hygiene (5-star)44% of 102

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

64

Investment score

Good

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

Avg monthly rent
£1,800London avg: £1,950/mo
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

22.3

Price growth score

E
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,998m
Crossrail 2 route5,383m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,935 nationally

1,845

Est. population

12,881/km²

62%

Employed

45%

Degree educated

£46,100

Median income

10.2%

Claimant rate

Inner cityHigh densityEstablished mixed

41

Community stability

Age profile

24%
23%
25%
16%
Under 1824%
18–3423%
35–4925%
50–6416%
65+13%

Tenure

18%
28%
28%
22%
Own outright18%
Own (mortgage)28%
Private rent28%
Social rent22%
Shared ownership4%

Ethnicity

30%
19%
28%
White British30%
White Other19%
Asian9%
Black28%
Mixed9%
Other5%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine19%
No car household46%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Private rent28%
Social rent22%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
6
Local approval rate
88%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
33
Largest scheme
56 homes · 417 - 419, 417 - 419, Streatham High Road, SW16 6ER
Pipeline pressure
LOW

Named schemes (500m)

417 - 419, 417 - 419, Streatham High Road, SW16 6ER56 homes
completed
9-85, 9-85, Kuala Gardens, Croydon, SW16 3LQ33 homes
completed
1516, 1516, London Road, SW16 4ES22 homes
completed
1 - 2, 1 - 2, Hermitage Lane, Steatham High Street, Norbury, SW16 3LH20 homes
completed
Sinclair House, 381, Sinclair House, 381, Streatham High Road, SW16 3PE15 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
11.2%
Ward turnout
114%
Election year
2026
MP
Steve Reed (Labour (Co-op))
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Danny AdilypourLabour and Co-operative Party
Sarah ColeLabour and Co-operative Party
Dom ArmstrongLabour and Co-operative Party

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Key facts for SW16 3AS

Full postcodeSW16 3AS
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Common & Vale
Latitude51.415483
Longitude-0.123702
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