Streatham Common & Vale · Lambeth · Streatham and Croydon North constituency · 51.41559, -0.12782

SW16 5DF— Streatham Common & Vale, Lambeth

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

The family fortress

 

Schools 100%Safety 84/100Transport 46/100Yield 3.72%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
84
Schools
60
Transport
46
Environment
64
Investment
47

The bottom line

SW16 5DF offers exceptional schools (100% Good/Outstanding) and low crime at £580,000 median — a strong choice for Families.

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Location

SW16 5DF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+11.5% vs London avg
vs London income+9.8% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for SW16 5DF

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SW16 5DF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Immanuel and St Andrew Church of England Primary School

Not yet inspected · Inspected Jul 2025 · 6 min walk

KS2: 107.5

—

Secondary

Bishop Thomas Grant Catholic Secondary School

Not yet inspected · Inspected Feb 2025 · 15 min walk

P8: +0.74A8: 59.4

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 45 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.2 incidents per 1,000 residents

Better than 63% of London
→ Stable

-39% vs borough

Crime by type

Other27%
Anti-social behaviour23%
Violence & sexual offences21%
Vehicle crime15%
Burglary9%
Drug offences3%
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 · 1.1km

Crime is 24% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£580,000

Median sale price

Above London median by 12%

£580,000 is 12% above the London median (£520,000)

-5.8%

This year

Terraced

Dominant type

Price history

5-year change
-24.7%
Sales (24 months)5
New build0.0%
Avg terraced£607,500
Avg flat£428,000
Price per m²£6,840/m²
Price per ft²£635/ft²
Avg floor area85.1 m²

EPC breakdown

C
13%
D
23%
E
4%
F
2%

Based on 42 properties · Confidence: high

Street mix

Semi 25%Terraced 54%Flat 21%

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£16,500
First-time buyerFTB
£7,750
Additional propertyBTL/2nd
£33,900

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

12.6×

Price-to-income

£2,901/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£212,750
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)
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

+8.7%

Total change

+1117%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.3%

per year

Acceleration

+3.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 56 sales

Property Type Mix

Total: 56 sales

Semi-detached25%
Terraced53.6%
Flat/maisonette21.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£170k+230.1%2.4
Post-dot-com plateau2001–2004£127k£278k+119.4%2
Pre-crash peak2005–2007£246k£325k+32.1%3.3
GFC & correction2009–2012£220k£240k+9.1%2
Help-to-Buy recovery2013–2016£361k£637k+76.3%1.2
Brexit uncertainty2017–2019£575k£695k+20.9%1
Pandemic surge2020–2021£345k£770k+123.2%1
Rate-rise correction2022–2023£360k£670k+86.1%1.5
Current market2024–2025£635k£627k-1.3%3.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
6.4%
District
6.4%
Terraced+0% α
Local
6.4%
District
6.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
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
8 min walk
Beddington Lane Tram StopTram
39 min walk
Tooting Broadway Underground StationNorthern
39 min walk
Tooting Bec Underground StationNorthern
39 min walk
Mitcham Junction Tram StopTram
41 min walk
No bus stops within 400m

34

Walkability score

101

Footpaths (500m)

0

Santander docks (800m)

3.0 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)9
Nearest car park347m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Lidl
347m
🅿️
Sainsbury's· no
398m

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: 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: 7.9 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% 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

WIDE WAY MEDICAL CENTRE

WIDE WAY, CR4 1BP

20 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

8

Care homes (1km)

Nearest hospital · 449 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

80

Parks (1km)

9

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketTesco Extra · 1.1 km
3 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

592m

Post office

Nearby shops

Dutties219 m
STR Food & Wine316 m
David's Deli581 m
Greens640 m

Nearby cafes

Snake Tank163 m
Paratha Planet326 m
CoCo Fresh Tea & Juice328 m
Piccolino638 m

Nearby restaurants

Golden City167 m
Barnies175 m
Chicken & Drinks190 m
XO-tikka307 m

Nearby pubs

Smoke & Sip237 m
The Pied Bull428 m
The Railway567 m
The Black Kitchen675 m

Nearby gyms

Streatham Ice & Leisure Centre936 m

Nearby pharmacies

Watts Pharmacy642 m

Nearby health

The Vale Surgery636 m
Food hygiene (5-star)43% of 90

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

47

Investment score

Moderate

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score10/100
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

39.2

Price growth score

D
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,285m
Crossrail 2 route5,123m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,665 nationally

2,072

Est. population

12,957/km²

68%

Employed

48%

Degree educated

£46,100

Median income

6.6%

Claimant rate

Inner cityHigh densityEstablished mixed

41

Community stability

Age profile

21%
26%
27%
17%
Under 1821%
18–3426%
35–4927%
50–6417%
65+9%

Tenure

18%
29%
33%
18%
Own outright18%
Own (mortgage)30%
Private rent34%
Social rent18%
Shared ownership0%
Rent free0%

Ethnicity

36%
25%
18%
White British36%
White Other25%
Asian8%
Black18%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine22%
No car household47%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent33%
Social rent18%

vs. London

Income vs London+9.8%
Price vs London+11.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
4
Local approval rate
85%
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
1
Under construction
0
Completed (3yr)
42
Largest scheme
95 homes · LAND AT REAR OF TEXAS HOMECARE STORE, 1-119, LAND AT REAR OF TEXAS HOMECARE STORE, 1-119, GLENISTER PARK ROAD, STREATHAM VALE, SW16
Pipeline pressure
LOW

Named schemes (500m)

417 - 419, 417 - 419, Streatham High Road, SW16 6ER56 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
PETROL STATION AND FORECOURT, 303-323, PETROL STATION AND FORECOURT, 303-323, STREATHAM HIGH ROAD, SW16 3NR14 homes
completed
THE SUSSEX TAVERN P.H., 668, THE SUSSEX TAVERN P.H., 668, STREATHAM HIGH ROAD, SW16 3QL12 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 (£580,000)

£16,500

Standard buyer

£7,750

First-time buyer

Save £8,750

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 5DF

Full postcodeSW16 5DF
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Common & Vale
Latitude51.415594
Longitude-0.127825
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