Streatham Common & Vale · Lambeth · Streatham and Croydon North constituency · 51.41745, -0.13406

SW16 5BY— Streatham Common & Vale, Lambeth

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

The practical family move

 

Schools 100%Safety 80/100Transport 54/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
64
Safety
80
Schools
100
Transport
54
Environment
66
Investment
57

The bottom line

SW16 5BY offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SW16 5BY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+9.8% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for SW16 5BY

🛡️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🔒 Very Safe

“The practical family move”

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How SW16 5BY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Immanuel and St Andrew Church of England Primary School

Not yet inspected · Inspected Jul 2025 · 3 min walk

KS2: 107.5

★★★

Secondary

Harris Academy Merton

Outstanding · Inspected Sept 2022 · 22 min walk

P8: +0.68A8: 52.7

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 44 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.1 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-9% vs borough

Crime by type

Other29%
Violence & sexual offences24%
Anti-social behaviour18%
Vehicle crime13%
Burglary9%
Robbery4%
Theft2%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.5km

Crime is +12% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£6,619/m²
Price per ft²£615/ft²
Avg floor area66.5 m²

EPC breakdown

B
7%
C
27%
D
52%
E
15%
F
1%

Based on 102 properties · Confidence: high

Street mix

Semi 17%Terraced 2%Flat 79%Other 2%

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£166,250
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 CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.8%

Total change

+610%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.3%

per year

Acceleration

-16.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £150k–£175k · 119 sales

Property Type Mix

Total: 119 sales

Semi-detached18.5%
Terraced1.7%
Flat/maisonette79.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£119k+124.1%4.8
Post-dot-com plateau2001–2004£190k£167k-12.4%3.5
Pre-crash peak2005–2007£170k£210k+23.6%4.7
GFC & correction2008–2012£250k£365k+46.1%2.2
Help-to-Buy recovery2013–2016£295k£285k-3.2%5
Brexit uncertainty2017–2019£470k£531k+12.9%2
Pandemic surge2020–2021£388k£402k+3.6%7
Rate-rise correction2022–2023£400k£450k+12.5%5.5
Current market2024–2025£450k£377k-16.3%2.5

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
6.9%
District
6.9%
Semi-detached+0% α
Local
9.7%
District
9.7%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing8
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Streatham CommonNational Rail
2 min walk
Tooting Broadway Underground StationNorthern
33 min walk
Tooting Bec Underground StationNorthern
34 min walk
Colliers Wood Underground StationNorthern
38 min walk
Balham Underground StationNorthern
40 min walk
No bus stops within 400m

36

Walkability score

88

Footpaths (500m)

0

Santander docks (800m)

2.7 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park366m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Sainsbury's· no
366m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 17.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 93% of London
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London

Aircraft noise

-3.4028234663852886e+38 dBLOW

Heathrow Lden

DEFRA Round 4 noise contours. Lden = day-evening-night weighted average.

Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.7 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 25%
Less green space than 98% of London

Nearest SSSI: Croham Hurst SSSI — 8.2 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

22 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

7

Care homes (1km)

Nearest hospital · 874 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

7

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

5

Convenience

Nearest supermarketTesco Extra · 847 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

157m

Post office

Nearby shops

David's Deli111 m
Rocky Express167 m
Greens178 m
Greyhound Min8497 m

Nearby cafes

Piccolino159 m
La Panna558 m
Snake Tank567 m
Carvalho's572 m

Nearby restaurants

Gourmet China Cook183 m
MM Best Fried Chicken188 m
Chicken & Drinks519 m
Dallas536 m

Nearby pubs

The Railway110 m
The Pied Bull462 m
Smoke & Sip486 m
The Rabbit Hole571 m

Nearby gyms

Streatham Ice & Leisure Centre728 m
The Gym Group968 m
Multi-Use Games Area1.0 km

Nearby pharmacies

Watts Pharmacy164 m
Fairlight Pharmacy872 m

Nearby health

The Vale Surgery171 m
Food hygiene (5-star)59% of 66

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

57

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score16/100
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

44.3

Price growth score

D
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,732m
Crossrail 2 route4,643m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,214 nationally

1,655

Est. population

14,109/km²

69%

Employed

49%

Degree educated

£46,100

Median income

9.6%

Claimant rate

Inner cityHigh densityRenters

31

Community stability

Age profile

18%
30%
26%
15%
Under 1818%
18–3430%
35–4926%
50–6415%
65+10%

Tenure

24%
48%
15%
Own outright11%
Own (mortgage)25%
Private rent48%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

38%
20%
16%
White British38%
White Other20%
Asian11%
Black16%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine19%
No car household57%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent48%
Social rent15%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
1
Local approval rate
94%
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
3
Under construction
0
Completed (3yr)
23
Largest scheme
204 homes · PART OF SIDINGS & SITES, PART OF SIDINGS & SITES, EARDLEY ROAD, ABERCAIRN ROAD, SW16
Pipeline pressure
LOW

Named schemes (500m)

LAND AT REAR OF TEXAS HOMECARE STORE, 1-119, LAND AT REAR OF TEXAS HOMECARE STORE, 1-119, GLENISTER PARK ROAD, STREATHAM VALE, SW1695 homes
completed
16 To 22 Greyhound Lane, DEVELOPMENT CONTROL PSEUDO STREET, SW16 5SD14 homes
completed
132 & 134, 132 & 134, ELLISON ROAD, ELLISON ROAD (SITE TO R/O 104-136), SW1612 homes
completed
2-4 Ellison Road, DEVELOPMENT CONTROL PSEUDO STREET, SW16 5BY9 homes
completed
Station Garage, 1, Station Garage, 1, Estreham Road, London, SW16 5NT5 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 5BY

Full postcodeSW16 5BY
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Common & Vale
Latitude51.417447
Longitude-0.134063
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