Streatham Common & Vale · Lambeth · Streatham and Croydon North constituency · 51.41665, -0.14116

SW16 5AF— Streatham Common & Vale, Lambeth

Location and area intelligence for SW16 5AF, Streatham Common & Vale, Lambeth

Strong, well-rated schools nearby

 

Schools 100%Safety 77/100Transport 38/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
56
Safety
77
Schools
100
Transport
38
Environment
69
Investment
32

The bottom line

SW16 5AF offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SW16 5AF

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+30.0% vs London avg

Deep-dive guides for SW16 5AF

🛡️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 5AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Granton Primary School

Not yet inspected · 3 min walk

KS2: 107.3

★★★

Secondary

Graveney School

Outstanding · Inspected Nov 2022 · 13 min walk

P8: +0.74A8: 61.9

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

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 43 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

84.7 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

+6% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour22%
Other22%
Vehicle crime13%
Drug offences7%
Burglary5%
Robbery2%
Theft1%

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 · 1.7km

Crime is +30% 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£8,196/m²
Price per ft²£761/ft²
Avg floor area67.8 m²

EPC breakdown

C
9%
D
11%
E
1%

Based on 21 properties · Confidence: medium

Street mix

Semi 16%Terraced 84%

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£169,500
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)
Roof(another dwelling above)
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

1995–2024 · CAGR

+7.5%

Total change

+724%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.2%

per year

Acceleration

+5.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached16%
Terraced84%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£137k+110%2.2
Post-dot-com plateau2002–2004£169k£223k+31.6%1.5
Pre-crash peak2006–2007£240k£300k+25%1
GFC & correction2010–2010£240k£240k+0%2
Help-to-Buy recovery2013–2016£250k£508k+103%1.3
Pandemic surge2021–2021£520k£520k+0%1
Rate-rise correction2022–2023£650k£571k-12.1%1
Current market2024–2024£536k£536k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
10.1%
District
10.1%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Streatham Common→ Victoria· 7 tph
18 min

Nearby stations

Streatham CommonNational Rail
5 min walk
Tooting Broadway Underground StationNorthern
28 min walk
Tooting Bec Underground StationNorthern
31 min walk
Colliers Wood Underground StationNorthern
32 min walk
Mitcham Junction Tram StopTram
36 min walk
No bus stops within 400m

26

Walkability score

80

Footpaths (500m)

0

Santander docks (800m)

2.6 km

Nearest cycle dock

Central London commute times

London Bridge53 min ↑
Victoria ★45 min
Waterloo53 min ↑
Canary Wharf67 min ↑
City60 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park590m
Santander docks (800m)0
Nearest cycle dock2.6 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 7.9 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 8.3 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

TAMWORTH HOUSE MEDICAL CENTRE

341 TAMWORTH LANE, CR4 1DL

22 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.2 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Mitcham Mint (421 m)

Nearest supermarketTesco Extra · 1.1 km
3 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

521m

Post office

Nearby shops

Greens324 m
Rocky Express356 m
David's Deli461 m
Eardley Mini Market499 m

Nearby cafes

Piccolino372 m
Pete's Cafe397 m
Carvalho's775 m
Cosy Cafe & Restaurant804 m

Nearby restaurants

MM Best Fried Chicken313 m
Gourmet China Cook318 m
Dallas494 m
Dragon Inn550 m

Nearby pubs

The Mitcham Mint421 m
The Railway489 m
The Furzedown849 m

Nearby gyms

Multi-Use Games Area964 m

Nearby pharmacies

Watts Pharmacy362 m
Fairoak Pharmacy529 m
Fairlight Pharmacy659 m

Nearby health

The Vale Surgery333 m
Klassique Dental Laboratory724 m
Food hygiene (5-star)58% of 69

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

32

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 score15/100
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

35.1

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route8,218m
Crossrail 2 route4,249m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,020 nationally

1,500

Est. population

12,664/km²

58%

Employed

36%

Degree educated

£39,100

Median income

11.3%

Claimant rate

SuburbanHigh densityEstablished mixed

43

Community stability

Age profile

23%
22%
22%
17%
17%
Under 1823%
18–3422%
35–4922%
50–6417%
65+17%

Tenure

22%
18%
23%
36%
Own outright22%
Own (mortgage)18%
Private rent23%
Social rent36%
Shared ownership0%

Ethnicity

21%
21%
18%
30%
White British21%
White Other21%
Asian18%
Black30%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine23%
No car household40%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Social rent36%
Private rent23%

vs. London

Income vs London-6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
8
Local approval rate
83%
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
30
Under construction
29
Completed (3yr)
5
Largest scheme
204 homes · PART OF SIDINGS & SITES, PART OF SIDINGS & SITES, EARDLEY ROAD, ABERCAIRN ROAD, SW16
Pipeline pressure
MODERATE

Named schemes (500m)

PART OF SIDINGS & SITES, PART OF SIDINGS & SITES, EARDLEY ROAD, ABERCAIRN ROAD, SW16204 homes
completed
157, Fallsbrook Road, London, SW16 6DY29 homes
completed
157 Fallsbrook Road SW16 6DY, 157, SW16 6DY29 homes
under_construction
ANVIL WORKS & DONAU EXPRESS, ANVIL WORKS & DONAU EXPRESS, EASTWOOD STREET, SW1629 homes
completed
112, 112, BESLEY STREET, SW16 6BD15 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 5AF

Full postcodeSW16 5AF
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Common & Vale
Latitude51.416652
Longitude-0.141157
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