Streatham Common & Vale · Lambeth · Streatham and Croydon North constituency · 51.41438, -0.13331

SW16 5EB— Streatham Common & Vale, Lambeth

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

The practical family move

 

Schools 100%Safety 87/100Transport 45/100

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
63
Safety
87
Schools
100
Transport
45
Environment
61
Investment
54

The bottom line

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

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Location

SW16 5EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-6.9% vs London avg
vs London crime-56.0% vs London avg

Deep-dive guides for SW16 5EB

🛡️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 5EB 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 · 7 min walk

KS2: 107.5

★★★

Secondary

Harris Academy Merton

Outstanding · Inspected Sept 2022 · 17 min walk

P8: +0.68A8: 52.7

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 · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

28.5 incidents per 1,000 residents

Better than 80% of London
→ Stable

-64% vs borough

Crime by type

Other26%
Violence & sexual offences26%
Anti-social behaviour16%
Vehicle crime16%
Burglary9%
Drug offences7%
Theft0%
Robbery0%

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 · 1.2km

Crime is 56% below London average

Property

Prices, sales volume and market trends

Avg floor area92.1 m²

EPC breakdown

D
5%
E
2%

Based on 7 properties · Confidence: low

Street mix

Semi 8%Terraced 92%

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

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£230,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 12 mm loft insulation
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

1996–2022 · CAGR

+8.5%

Total change

+727%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.4%

per year

Acceleration

-8.05

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £600k–£700k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached8.3%
Terraced91.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£70k£116k+66.9%1
Post-dot-com plateau2001–2003£165k£213k+29.1%1
Help-to-Buy recovery2013–2013£285k£285k+0%1
Brexit uncertainty2018–2018£455k£455k+0%1
Pandemic surge2021–2021£530k£530k+0%2
Rate-rise correction2022–2022£575k£575k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.4%
District
8.4%

CAGR over 1yr 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
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
6 min walk
Tooting Broadway Underground StationNorthern
36 min walk
Beddington Lane Tram StopTram
36 min walk
Mitcham Junction Tram StopTram
37 min walk
Tooting Bec Underground StationNorthern
37 min walk
No bus stops within 400m

19

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

2.9 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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)9
Nearest car park525m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Sainsbury's· no
582m
🅿️
Lidl
704m

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: 8.0 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 55%
Above average green space

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

17 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 631 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

68

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway (453 m)

Nearest supermarketTesco Extra · 1.2 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

502m

Post office

Nearby shops

Greens398 m
Rocky Express439 m
David's Deli446 m
Dutties563 m

Nearby cafes

Piccolino443 m
Snake Tank560 m
Paratha Planet630 m
CoCo Fresh Tea & Juice631 m

Nearby restaurants

MM Best Fried Chicken396 m
Gourmet China Cook397 m
Barnies557 m
Chicken & Drinks557 m

Nearby pubs

The Railway453 m
Smoke & Sip568 m
The Mitcham Mint627 m
The Pied Bull664 m

Nearby gyms

Streatham Ice & Leisure Centre1.1 km

Nearby pharmacies

Watts Pharmacy440 m
Fairlight Pharmacy646 m
Eagle Pharmacy1.2 km

Nearby health

The Vale Surgery402 m
Food hygiene (5-star)57% of 46

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

54

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
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

33

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,657m
Crossrail 2 route4,849m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,308 nationally

1,507

Est. population

16,580/km²

62%

Employed

42%

Degree educated

£39,100

Median income

10.8%

Claimant rate

Inner cityVery high densityOwner occupiers / families

49

Community stability

Age profile

26%
21%
23%
18%
13%
Under 1826%
18–3421%
35–4923%
50–6418%
65+13%

Tenure

35%
31%
24%
Own outright35%
Own (mortgage)31%
Private rent24%
Social rent8%
Shared ownership2%
Rent free0%

Ethnicity

22%
16%
24%
26%
White British22%
White Other16%
Asian24%
Black26%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine18%
No car household31%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent24%
Social rent8%

vs. London

Income vs London-6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
1
Local approval rate
92%
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)
35
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)

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
NATWEST SPORTS GROUND, NATWEST SPORTS GROUND, STANFORD ROAD, SW1675 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

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 5EB

Full postcodeSW16 5EB
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Common & Vale
Latitude51.414378
Longitude-0.133311
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