Streatham Common & Vale · Lambeth · Streatham and Croydon North constituency · 51.42386, -0.12403

SW16 3HL— Streatham Common & Vale, Lambeth

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

The family fortress

 

Schools 100%Safety 82/100Transport 52/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
65
Safety
82
Schools
100
Transport
52
Environment
88
Investment
67

The bottom line

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

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Location

SW16 3HL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.0% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for SW16 3HL

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SW16 3HL 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 · 2 min walk

KS2: 113.9

—

Secondary

Bishop Thomas Grant Catholic Secondary School

Not yet inspected · Inspected Feb 2025 · 5 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 · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.7 incidents per 1,000 residents

Better than 55% of London
→ Stable

-27% vs borough

Crime by type

Violence & sexual offences28%
Other27%
Anti-social behaviour22%
Vehicle crime8%
Robbery5%
Burglary4%
Drug offences3%
Theft3%

Road safety

92

Road safety score

8

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.9km

Crime is 10% below 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£5,452/m²
Price per ft²£506/ft²
Avg floor area67.6 m²

EPC breakdown

C
21%
D
2%

Based on 23 properties · Confidence: medium

Street mix

Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£169,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6.3%

Total change

+450%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.6%

per year

Acceleration

+25.87

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 43 sales

Property Type Mix

Total: 43 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£64k£74k+16.3%2.2
Post-dot-com plateau2002–2004£133k£155k+17%2
Pre-crash peak2005–2007£155k£234k+50.6%2.7
GFC & correction2008–2012£215k£190k-11.6%1.6
Help-to-Buy recovery2014–2016£210k£420k+100%1.3
Brexit uncertainty2017–2018£287k£345k+20.4%1.5
Pandemic surge2020–2021£290k£268k-7.8%1
Rate-rise correction2022–2023£354k£318k-10.1%1.5
Current market2024–2025£295k£350k+18.6%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.1%
District
7.1%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

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 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Streatham→ London Bridge· 2 tph
23 min

Nearby stations

StreathamNational Rail
7 min walk
Tooting Bec Underground StationNorthern
35 min walk
Balham Underground StationNorthern
37 min walk
Tooting Broadway Underground StationNorthern
39 min walk
Clapham South Underground StationNorthern
45 min walk
No bus stops within 400m

36

Walkability score

61

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge ★41 min
Victoria50 min ↑
Waterloo48 min ↑
Canary Wharf54 min ↑
City50 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)

Nearest car park387m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Sainsbury's· no
657m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.9 km away✗ Not Green Belt✗ Not AONB75% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 8.5 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

EDITH CAVELL PRACTICE

41A-41C STREATHAM HILL, SW2 4TP

24 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

13

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.2 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

82

Parks (1km)

3

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Black Kitchen (437 m)

Nearest supermarketTesco Extra · 540 m
1 tennis courts5 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

Streatham Supermarket418 m
Decebal Magazin almentar420 m
Greyhound Min8518 m
Red Lion608 m

Nearby cafes

Rookery Cafe372 m
The Little Rook386 m
Cut the mustard422 m
The Winning Post433 m

Nearby restaurants

Marina426 m
Waakye Joint450 m
Best Chicken478 m
Chicken & Drinks771 m

Nearby pubs

The Black Kitchen437 m
The Rabbit Hole460 m
The Pied Bull573 m
Earl Ferrers604 m

Nearby gyms

Streatham Common Paddling Pool355 m
Streatham Ice & Leisure Centre498 m
The Gym Group609 m
Virgin Active1.1 km

Nearby pharmacies

Touchwood Pharmacy847 m

Nearby health

mydentist1.1 km
Food hygiene (5-star)69% of 49

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

67

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
Gross yield
6.2% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

Rental market

Very High

Demand

Very 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

37.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,082m
Crossrail 2 route4,927m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,103 nationally

1,943

Est. population

14,624/km²

68%

Employed

47%

Degree educated

£46,600

Median income

7.6%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

34

Community stability

Age profile

22%
30%
24%
16%
Under 1822%
18–3430%
35–4924%
50–6416%
65+9%

Tenure

20%
37%
31%
Own outright11%
Own (mortgage)20%
Private rent37%
Social rent31%
Shared ownership1%
Rent free0%

Ethnicity

31%
20%
26%
White British31%
White Other20%
Asian6%
Black26%
Mixed11%
Other6%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine20%
No car household57%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Private rent37%
Social rent31%

vs. London

Income vs London+11.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
4
Local approval rate
62%
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
35 homes · 243A, 243A, Streatham High Road, SW16 6EY
Pipeline pressure
NONE

Named schemes (500m)

21, 21, STREATHAM COMMON NORTH, SW1617 homes
completed
219, 219, VALLEY ROAD, SW1610 homes
completed
Kenilworth Lodge, 11, Kenilworth Lodge, 11, Farnan Road, SW16 2EY9 homes
completed
Farnan Lodge, 12, Farnan Lodge, 12, Farnan Road, SW16 2EY9 homes
completed
Thrale Almshouses, 27, Thrale Almshouses, 27, Polworth Road, SW16 2HA9 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 3HL

Full postcodeSW16 3HL
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Common & Vale
Latitude51.423861
Longitude-0.124035
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
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Office
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Survey