Streatham Common & Vale · Lambeth · Streatham and Croydon North constituency · 51.41385, -0.14097

SW16 5SP— Streatham Common & Vale, Lambeth

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 35/100

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
61
Safety
84
Schools
100
Transport
35
Environment
71
Investment
42

The bottom line

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

Less suited to Car-free commuters.

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Location

SW16 5SP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW16 5SP

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How SW16 5SP 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 · 1 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 8 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

97

Road safety score

3

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.6km

Crime is 26% below London average

Property

Prices, sales volume and market trends

Avg floor area87.9 m²

EPC breakdown

C
1%
D
11%

Based on 12 properties · Confidence: medium

Street mix

Terraced 91%Flat 5%Other 5%

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£219,750
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)
RoofPitched, no insulation (assumed)
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

1998–2018 · CAGR

+8.3%

Total change

+390%

Market Activity

Price Velocity & Acceleration

Current Velocity

+67.9%

per year

Acceleration

+74.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 21 sales

Property Type Mix

Total: 21 sales

Terraced95.2%
Flat/maisonette4.8%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£82k£121k+47.1%1.7
Post-dot-com plateau2001–2004£155k£350k+125.8%2
Pre-crash peak2005–2007£226k£258k+13.7%2.7
GFC & correction2011–2011£240k£240k+0%1
Brexit uncertainty2018–2018£403k£403k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
11.4%
District
11.4%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
8 min walk
Tooting Broadway Underground StationNorthern
31 min walk
Colliers Wood Underground StationNorthern
33 min walk
Mitcham Junction Tram StopTram
33 min walk
Beddington Lane Tram StopTram
34 min walk
No bus stops within 400m

29

Walkability score

98

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge53 min ↑
Victoria ★45 min
Waterloo53 min ↑
Canary Wharf67 min ↑
City60 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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park289m
Santander docks (800m)0
Nearest cycle dock2.8 km

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: 8.2 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

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

TAMWORTH HOUSE MEDICAL CENTRE

341 TAMWORTH LANE, CR4 1DL

18 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.1 km
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

50

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketTesco Extra · 1.4 km
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

712m

Post office

Nearby shops

Sunshine Food & Wine313 m
Grove Mini Market331 m
Clementines Convenient Store381 m
Greens489 m

Nearby cafes

Pete's Cafe122 m
Cosy Cafe & Restaurant496 m
Piccolino561 m
Carvalho's1.0 km

Nearby restaurants

Dragon Inn318 m
Star Pizza, Kebab & Chicken345 m
Rowan Fish Bar & Kebab House351 m
Chicken Express377 m

Nearby pubs

The Mitcham Mint128 m
The Railway665 m
The Furzedown1.2 km

Nearby gyms

Merton Saints BMX Club823 m

Nearby pharmacies

Fairlight Pharmacy347 m
Watts Pharmacy550 m
Fairoak Pharmacy775 m
Eagle Pharmacy1.1 km

Nearby health

The Vale Surgery500 m
Food hygiene (5-star)68% of 47

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

42

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

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

26.5

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route8,185m
Crossrail 2 route4,406m

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)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
5
Local approval rate
83%
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)
3
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
170, 170, Rowan Road, Streatham, SW16 5JQ121 homes
completed
LAND REAR OF, 1-39, LAND REAR OF, 1-39, WINDERMERE ROAD, SW1646 homes
completed
LAND ADJACENT & REAR OF, 33, LAND ADJACENT & REAR OF, 33, LILIAN ROAD, SW1612 homes
completed
1A, 1A, Meopham Road, Mitcham, CR4 1BH12 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 5SP

Full postcodeSW16 5SP
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Common & Vale
Latitude51.413852
Longitude-0.140968
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
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