Streatham Common & Vale · Lambeth · Streatham and Croydon North constituency · 51.41854, -0.13192

SW16 5SA— Streatham Common & Vale, Lambeth

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

The family fortress

 

Schools 100%Safety 80/100Transport 53/100Yield 5.83%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
80
Schools
60
Transport
53
Environment
80
Investment
58

The bottom line

SW16 5SA offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £370,500 median — a strong choice for Families.

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Location

SW16 5SA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-28.7% vs London avg
vs London income+9.8% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for SW16 5SA

🛡️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 5SA 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 · 1 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 · 42 min walk

5 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

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

£370,500

Median sale price

Bottom 25% — 29% below London median

£370,500 is 29% below the London median (£520,000)

-11.8%

This year

Flat

Dominant type

Price history

5-year change
-72.5%
Sales (24 months)5
New build0.0%
Avg detached£2,130,000
Avg flat£365,500
Price per m²£3,876/m²
Price per ft²£360/ft²
Avg floor area104.1 m²

EPC breakdown

C
16%
D
18%
E
8%
F
2%

Based on 44 properties · Confidence: high

Street mix

Semi 4%Terraced 3%Detached 6%Flat 87%

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£6,025
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,140

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

8.0×

Price-to-income

£1,853/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£260,250
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

+5.6%

Total change

+406%

Market Activity

Price Velocity & Acceleration

Current Velocity

-71.7%

per year

Acceleration

-214.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 66 sales

Property Type Mix

Total: 66 sales

Detached6.1%
Semi-detached4.5%
Terraced3%
Flat/maisonette86.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£159k+123.2%2.8
Post-dot-com plateau2001–2004£96k£180k+88.5%3.2
Pre-crash peak2005–2007£345k£270k-21.7%1.5
GFC & correction2008–2011£250k£183k-27%1.5
Help-to-Buy recovery2013–2016£301k£365k+21.5%2
Brexit uncertainty2017–2019£550k£299k-45.6%3
Pandemic surge2020–2021£298k£1.34m+352.1%2.5
Rate-rise correction2022–2022£525k£525k+0%3
Current market2024–2025£1.27m£361k-71.7%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.4%
District
6.4%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
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
4 min walk
Tooting Bec Underground StationNorthern
34 min walk
Tooting Broadway Underground StationNorthern
34 min walk
Balham Underground StationNorthern
39 min walk
Colliers Wood Underground StationNorthern
40 min walk
No bus stops within 400m

38

Walkability score

99

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 park180m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Sainsbury's· no
180m
🅿️
Lidl
759m

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: 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: 7.6 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 43%
More green space than 95% 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

23 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

3

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

39

Parks (1km)

9

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

4

Convenience

Nearest supermarketTesco Extra · 709 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

184m

Post office

Nearby shops

David's Deli220 m
Greyhound Min8319 m
Rocky Express321 m
Greens354 m

Nearby cafes

Piccolino306 m
La Panna372 m
Folu's Pro Cut409 m
The Winning Post414 m

Nearby restaurants

Gourmet China Cook361 m
Waakye Joint364 m
MM Best Fried Chicken366 m
Chicken & Drinks400 m

Nearby pubs

The Railway193 m
The Pied Bull275 m
Smoke & Sip350 m
The Black Kitchen391 m

Nearby gyms

Streatham Ice & Leisure Centre581 m
The Gym Group837 m

Nearby pharmacies

Watts Pharmacy316 m

Nearby health

The Vale Surgery345 m
Food hygiene (5-star)56% of 77

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

58

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
5.8% (good)London avg: 3.8%Strong yield — top 12% of London
Gentrification score8/100
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

38.9

Price growth score

D
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,591m
Crossrail 2 route4,719m

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%
Price vs London-28.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
1
Local approval rate
88%
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
250 homes · ICE RINK, CHURCH, BUS GARAGE, 382, 386 - 390, ICE RINK, CHURCH, BUS GARAGE, 382, 386 - 390, STREATHAM HIGH ROAD, SW16 6HX
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
448-450, 448-450, STREATHAM HIGH ROAD, SW16 3PX10 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£370,500)

£6,025

Standard buyer

£0

First-time buyer

Save £6,025

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 5SA

Full postcodeSW16 5SA
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Common & Vale
Latitude51.418537
Longitude-0.131919
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