Streatham Common & Vale · Lambeth · Streatham and Croydon North constituency · 51.41724, -0.13187

SW16 5LJ— Streatham Common & Vale, Lambeth

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

The family fortress

 

Schools 100%Safety 84/100Transport 52/100Yield 4.50%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
84
Schools
60
Transport
52
Environment
67
Investment
56

The bottom line

SW16 5LJ offers exceptional schools (100% Good/Outstanding) and low crime at £480,000 median — a strong choice for Families.

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Location

SW16 5LJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-7.7% vs London avg
vs London income+9.8% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for SW16 5LJ

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

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“The family fortress”

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How SW16 5LJ 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 · 3 min walk

KS2: 107.5

—

Secondary

Bishop Thomas Grant Catholic Secondary School

Not yet inspected · Inspected Feb 2025 · 16 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 · 43 min walk

4 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.4km

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.

£480,000

Median sale price

8% below London median

£480,000 is 8% below the London median (£520,000)

+275.0%

This year

Flat

Dominant type

Price history

5-year change
+5.5%
Sales (24 months)5
New build0.0%
Avg semi-detached£1,650,000
Avg flat£385,000
Price per m²£4,734/m²
Price per ft²£440/ft²
Avg floor area116.3 m²

EPC breakdown

C
7%
D
22%
E
5%
F
1%

Based on 35 properties · Confidence: high

Street mix

Semi 28%Terraced 6%Flat 66%

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£11,500
First-time buyerFTB
£2,750
Additional propertyBTL/2nd
£25,900

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

£2,401/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£290,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+8.5%

Total change

+1064%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.2%

per year

Acceleration

-82.13

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £400k–£450k · 64 sales

Property Type Mix

Total: 64 sales

Semi-detached29.7%
Terraced6.3%
Flat/maisonette64.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£93k£125k+35.1%2
Post-dot-com plateau2001–2003£108k£334k+210.2%2.7
Pre-crash peak2005–2007£290k£207k-28.5%2.3
GFC & correction2009–2012£170k£210k+23.6%3
Help-to-Buy recovery2013–2016£556k£346k-37.9%3
Brexit uncertainty2017–2019£1.09m£406k-62.9%2
Pandemic surge2020–2021£340k£455k+33.8%2.5
Rate-rise correction2023–2023£1.45m£1.45m+0%2
Current market2024–2026£480k£1.08m+124.3%2.3

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
5.2%
District
5.2%
Semi-detached+0% α
Local
10.7%
District
10.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

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
4 min walk
Tooting Broadway Underground StationNorthern
35 min walk
Tooting Bec Underground StationNorthern
35 min walk
Beddington Lane Tram StopTram
40 min walk
Colliers Wood Underground StationNorthern
40 min walk
No bus stops within 400m

33

Walkability score

64

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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)9
Nearest car park260m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Sainsbury's· no
260m
🅿️
Lidl
680m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 7.7 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 13%
More green space than 91% 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

22 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospital · 755 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

69

Parks (1km)

8

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

3

Convenience

Nearest supermarketTesco Extra · 853 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

256m

Post office

Nearby shops

David's Deli246 m
Rocky Express321 m
Greens330 m
Dutties345 m

Nearby cafes

Piccolino311 m
Snake Tank412 m
La Panna498 m
Folu's Pro Cut542 m

Nearby restaurants

Gourmet China Cook335 m
MM Best Fried Chicken339 m
Chicken & Drinks365 m
Barnies384 m

Nearby pubs

The Railway232 m
Smoke & Sip337 m
The Pied Bull351 m
The Black Kitchen520 m

Nearby gyms

Streatham Ice & Leisure Centre725 m
The Gym Group981 m

Nearby pharmacies

Watts Pharmacy317 m
Fairlight Pharmacy942 m

Nearby health

The Vale Surgery323 m
Food hygiene (5-star)54% of 63

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

56

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
4.5% (good)London avg: 3.8%Strong yield — top 25% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months4

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

33/100

Velocity score

Future outlook

56.1

Price growth score

C
High

Development pressure

High

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,578m
Crossrail 2 route4,789m

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-7.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
1
Local approval rate
93%
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
4
Under construction
0
Completed (3yr)
36
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
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
Streatham Modern Boys School, 508, Streatham Modern Boys School, 508, Streatham High Road, SW16 3QB7 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 (£480,000)

£11,500

Standard buyer

£2,750

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 5LJ

Full postcodeSW16 5LJ
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Common & Vale
Latitude51.417241
Longitude-0.131871
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