Streatham Common & Vale · Lambeth · Streatham and Croydon North constituency · 51.41958, -0.13858

SW16 5BS— Streatham Common & Vale, Lambeth

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

The practical family move

 

Schools 100%Safety 79/100Transport 49/100Yield 5.33%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
58
Safety
79
Schools
100
Transport
49
Environment
68
Investment
61

The bottom line

SW16 5BS offers exceptional schools (100% Good/Outstanding) and low crime at £405,000 median — a strong choice for Families.

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Location

SW16 5BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-22.1% vs London avg
vs London income-6.9% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for SW16 5BS

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

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“The practical family move”

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How SW16 5BS 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 · 8 min walk

KS2: 107.3

★★★

Secondary

Graveney School

Outstanding · Inspected Nov 2022 · 12 min walk

P8: +0.74A8: 61.9

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.4 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

-5% vs borough

Crime by type

Anti-social behaviour25%
Violence & sexual offences23%
Other19%
Vehicle crime14%
Burglary7%
Drug offences6%
Robbery5%
Theft2%

Road safety

99

Road safety score

1

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 +18% above London average

Property

2 Jul

Prices, sales volume and market trends

£405,000

Median sale price

22% below London median

£405,000 is 22% below the London median (£520,000)

-3.7%

This year

Flat

Dominant type

Price history

5-year change
-19.2%
Sales (24 months)11
New build0.0%
Avg detached£555,500
Avg terraced£580,000
Avg flat£360,000
Price per m²£6,864/m²
Price per ft²£638/ft²
Avg floor area61.2 m²

EPC breakdown

C
26%
D
28%
E
2%

Based on 56 properties · Confidence: high

Street mix

Terraced 44%Detached 2%Flat 53%Other 1%

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

Stamp duty

Standard buyer£7,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.4×

Price-to-income

£2,026/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£153,000
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

1995–2026 · CAGR

+6.4%

Total change

+584%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.7%

per year

Acceleration

+0.24

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 105 sales

Property Type Mix

Total: 105 sales

Detached1.9%
Terraced44.8%
Flat/maisonette53.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£88k+22.2%2.8
Post-dot-com plateau2001–2004£100k£180k+80%5.5
Pre-crash peak2005–2007£159k£214k+34.7%6.5
GFC & correction2008–2012£220k£305k+38.6%2.5
Help-to-Buy recovery2013–2016£284k£325k+14.6%4
Brexit uncertainty2017–2019£388k£330k-14.8%1.7
Pandemic surge2020–2021£415k£501k+20.7%3.5
Rate-rise correction2022–2023£385k£349k-9.5%2.5
Current market2024–2026£375k£493k+31.3%4.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
6.5%
District
6.5%
Terraced+0% α
Local
7.8%
District
7.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume35
Seasonal Timing6
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Streatham CommonNational Rail
3 min walk
Tooting Broadway Underground StationNorthern
28 min walk
Tooting Bec Underground StationNorthern
29 min walk
Colliers Wood Underground StationNorthern
34 min walk
Balham Underground StationNorthern
35 min walk
No bus stops within 400m

34

Walkability score

84

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria ★38 min
Waterloo46 min ↑
Canary Wharf60 min ↑
City52 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park638m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Sainsbury's· no
638m

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: 7.5 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 46%
Below average green space

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

WIDE WAY MEDICAL CENTRE

WIDE WAY, CR4 1BP

25 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

7

Care homes (1km)

Nearest hospital · 1.3 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

20

Parks (1km)

5

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Railway (303 m)

Nearest supermarketTesco Extra · 765 m
2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

294m

Post office

Nearby shops

Eardley Mini Market167 m
Rocky Express248 m
David's Deli288 m
Greens288 m

Nearby cafes

Piccolino247 m
Carvalho's405 m
Folu's Pro Cut682 m
The Winning Post688 m

Nearby restaurants

Dallas162 m
Gourmet China Cook290 m
MM Best Fried Chicken292 m
Waakye Joint694 m

Nearby pubs

The Railway303 m
The Furzedown574 m
Earl Ferrers620 m
The Rabbit Hole660 m

Nearby gyms

Multi-Use Games Area668 m
Streatham Ice & Leisure Centre692 m
The Gym Group852 m

Nearby pharmacies

Watts Pharmacy248 m
Fairoak Pharmacy583 m
Fairlight Pharmacy993 m

Nearby health

The Vale Surgery283 m
Food hygiene (5-star)57% of 72

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

61

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
5.3% (good)London avg: 3.8%Strong yield — top 17% of London
Gentrification score9/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months6

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

50/100

Velocity score

Future outlook

42

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route8,061m
Crossrail 2 route4,255m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,595 nationally

1,649

Est. population

22,492/km²

65%

Employed

43%

Degree educated

£39,100

Median income

9.8%

Claimant rate

Inner cityVery high densityEstablished mixed

42

Community stability

Age profile

22%
30%
22%
18%
Under 1822%
18–3430%
35–4922%
50–6418%
65+9%

Tenure

19%
26%
28%
26%
Own outright19%
Own (mortgage)26%
Private rent28%
Social rent26%
Shared ownership1%

Ethnicity

23%
24%
27%
White British23%
White Other24%
Asian10%
Black27%
Mixed9%
Other8%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine19%
No car household46%
Unemployed8%
No qualifications15%

Housing tenure (Census 2021)

Private rent28%
Social rent26%

vs. London

Income vs London-6.9%
Price vs London-22.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
6
Local approval rate
82%
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
50
Under construction
46
Completed (3yr)
52
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
112, 112, BESLEY STREET, SW16 6BD15 homes
completed
67, 67, BESLEY STREET, SW1612 homes
completed
169, 169, Eardely Road, SW16 6BB9 homes
completed
2-4 Ellison Road, DEVELOPMENT CONTROL PSEUDO STREET, SW16 5BY9 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£405,000)

£7,750

Standard buyer

£0

First-time buyer

Save £7,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SW16 5BS

Full postcodeSW16 5BS
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Common & Vale
Latitude51.419578
Longitude-0.138578
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