Streatham Common & Vale · Lambeth · Streatham and Croydon North constituency · 51.41478, -0.13866

SW16 5EW— Streatham Common & Vale, Lambeth

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

The family fortress

 

Schools 100%Safety 84/100Transport 41/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
62
Safety
84
Schools
100
Transport
41
Environment
73
Investment
32

The bottom line

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SW16 5EW scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SW16 5EW meets your needs.

Location

SW16 5EW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.9% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for SW16 5EW

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SW16 5EW with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SW16 5EW 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

Harris Academy Merton

Outstanding · Inspected Sept 2022 · 18 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

Balham Nursery School

Not inspected · 46 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.0 incidents per 1,000 residents

Better than 64% of London
→ Stable

-40% vs borough

Crime by type

Violence & sexual offences30%
Other24%
Anti-social behaviour18%
Vehicle crime14%
Burglary9%
Drug offences3%
Robbery2%
Theft0%

Road safety

98

Road safety score

2

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.5km

Crime is 26% below 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£7,934/m²
Price per ft²£737/ft²
Avg floor area72.7 m²

EPC breakdown

C
11%
D
17%
E
2%

Based on 30 properties · Confidence: high

Street mix

Semi 7%Terraced 90%Flat 3%

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£181,750
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.2%

Total change

+706%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.5%

per year

Acceleration

-10.70

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached6.5%
Terraced90.3%
Flat/maisonette3.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£72k£116k+61.1%2
Post-dot-com plateau2001–2004£145k£213k+46.9%1.3
Pre-crash peak2005–2007£235k£285k+21.3%1.7
GFC & correction2008–2011£269k£260k-3.2%1
Help-to-Buy recovery2015–2015£450k£450k+0%3
Brexit uncertainty2019–2019£400k£400k+0%1
Pandemic surge2020–2021£550k£595k+8.2%2
Current market2025–2025£580k£580k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.4%
District
9.4%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing8
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
6 min walk
Tooting Broadway Underground StationNorthern
31 min walk
Tooting Bec Underground StationNorthern
34 min walk
Colliers Wood Underground StationNorthern
35 min walk
Mitcham Junction Tram StopTram
35 min walk
No bus stops within 400m

29

Walkability score

83

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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park369m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Sainsbury's· no
796m

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
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 AONB24% green spaceTree canopy: 37%
More green space than 79% of London

Nearest SSSI: Croham Hurst SSSI — 8.1 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

18 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 993 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

11

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Mitcham Mint (313 m)

Nearest supermarketTesco Extra · 1.2 km
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

534m

Post office

Nearby shops

Greens315 m
Rocky Express373 m
David's Deli460 m
Sunshine Food & Wine504 m

Nearby cafes

Pete's Cafe312 m
Piccolino389 m
Cosy Cafe & Restaurant640 m
Carvalho's896 m

Nearby restaurants

MM Best Fried Chicken302 m
Gourmet China Cook308 m
Rowan Fish Bar & Kebab House472 m
Chicken Express501 m

Nearby pubs

The Mitcham Mint313 m
The Railway485 m
The Furzedown1.1 km
Earl Ferrers1.1 km

Nearby gyms

Multi-Use Games Area1.2 km

Nearby pharmacies

Watts Pharmacy379 m
Fairlight Pharmacy468 m
Fairoak Pharmacy797 m
Eagle Pharmacy1.2 km

Nearby health

The Vale Surgery326 m
Food hygiene (5-star)58% of 60

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score17/100
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

45.3

Price growth score

C
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route8,031m
Crossrail 2 route4,500m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,674 nationally

1,374

Est. population

18,283/km²

63%

Employed

41%

Degree educated

£39,100

Median income

11.2%

Claimant rate

SuburbanVery high densityEstablished mixed

47

Community stability

Age profile

23%
23%
23%
18%
13%
Under 1823%
18–3423%
35–4923%
50–6418%
65+13%

Tenure

33%
29%
28%
Own outright33%
Own (mortgage)29%
Private rent28%
Social rent8%
Shared ownership1%
Rent free0%

Ethnicity

22%
20%
23%
19%
White British22%
White Other20%
Asian23%
Black19%
Mixed9%
Other7%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine19%
No car household31%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent29%
Social rent8%

vs. London

Income vs London-6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
2
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
30
Under construction
29
Completed (3yr)
17
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
LAND REAR OF, 1-39, LAND REAR OF, 1-39, WINDERMERE ROAD, SW1646 homes
completed
216 - 218, 216 - 218, Rowan Road, Streatham, SW16 5HX12 homes
completed
Printing Works, Printing Works, Farmhouse Road, SW16 5BQ8 homes
completed
Sports Club, Sports Club, Canmore Gardens, SW16 5BD7 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

Live in SW16 5EW? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SW16 5EW.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Lambeth with nearby boroughs:

Lambeth vs SouthwarkLambeth vs WandsworthLambeth vs HackneyLambeth vs Islington

Similar postcodes

Frequently asked questions

📍 Track SW16 5EW

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SW16 5EW

Full postcodeSW16 5EW
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Common & Vale
Latitude51.414777
Longitude-0.138658
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