Streatham Common & Vale · Lambeth · Streatham and Croydon North constituency · 51.41782, -0.12082

SW16 3AY— Streatham Common & Vale, Lambeth

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

The family fortress

 

Schools 67%Safety 80/100Transport 45/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
58
Safety
80
Schools
100
Transport
45
Environment
85
Investment
37

The bottom line

SW16 3AY offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

SW16 3AY

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 3AY

🛡️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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SW16 3AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Andrew's Catholic Primary School

Outstanding · Inspected Jul 2024 · 10 min walk

KS2: 113.9

—

Secondary

Bishop Thomas Grant Catholic Secondary School

Not yet inspected · Inspected Feb 2025 · 10 min walk

P8: +0.74A8: 59.4

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 41 min walk

3 primaries · 3 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.2km

Crime is +5% 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£5,939/m²
Price per ft²£552/ft²
Avg floor area150.3 m²

EPC breakdown

C
1%
D
6%
E
4%

Based on 11 properties · Confidence: medium

Street mix

Semi 39%Terraced 48%Flat 13%

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£375,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8.8%

Total change

+1060%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.2%

per year

Acceleration

+1.79

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £500k–£600k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached40.9%
Terraced50%
Flat/maisonette9.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£76k£165k+116.4%1.3
Post-dot-com plateau2001–2004£253k£335k+32.7%1.7
Pre-crash peak2006–2007£300k£568k+89.2%2.5
GFC & correction2012–2012£500k£500k+0%1
Help-to-Buy recovery2013–2016£555k£825k+48.6%1
Brexit uncertainty2019–2019£710k£710k+0%1
Pandemic surge2020–2020£795k£795k+0%2
Current market2024–2025£830k£881k+6.2%1

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

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
9 min walk
Crystal Palace Rail StationSouthern · Windrush
42 min walk
Tooting Bec Underground StationNorthern
42 min walk
Tooting Broadway Underground StationNorthern
44 min walk
Beddington Lane Tram StopTram
44 min walk
No bus stops within 400m

23

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

2.7 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)

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Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)9
Nearest car park412m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Lidl
412m
🅿️
Sainsbury's· no
615m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.6 km away✗ Not Green Belt✗ Not AONB94% green spaceTree canopy: 49%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 7.8 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

LEANDER FAMILY PRACTICE

949 LONDON ROAD, CR7 6JE

26 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

10

Care homes (1km)

Nearest hospital · 721 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

79

Parks (1km)

7

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Smoke & Sip (436 m)

Nearest supermarketTesco Extra · 1.1 km
1 tennis courts6 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

764m

Post office

Nearby shops

Dutties426 m
STR Food & Wine507 m
Greyhound Min8746 m
Decebal Magazin almentar769 m

Nearby cafes

Snake Tank390 m
Rookery Cafe477 m
Paratha Planet525 m
CoCo Fresh Tea & Juice528 m

Nearby restaurants

Golden City393 m
Barnies401 m
Chicken & Drinks411 m
XO-tikka479 m

Nearby pubs

Smoke & Sip436 m
The Pied Bull546 m
The Black Kitchen718 m
The Rabbit Hole769 m

Nearby gyms

Streatham Common Paddling Pool585 m
Food hygiene (5-star)36% of 61

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

37

Investment score

Weak

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

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,800London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

33.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,815m
Crossrail 2 route5,439m

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
Yes
Article 4 area
Yes
Listed buildings (800m)
9
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
4
Local approval rate
75%
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
0
Under construction
0
Completed (3yr)
23
Largest scheme
56 homes · 417 - 419, 417 - 419, Streatham High Road, SW16 6ER
Pipeline pressure
NONE

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
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
2-6 AND PART OF 8, 2-6 AND PART OF 8, GRANVILLE GARDENS, SW1610 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 3AY

Full postcodeSW16 3AY
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Common & Vale
Latitude51.417820
Longitude-0.120816
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
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for London
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