Streatham Common & Vale · Lambeth · Streatham and Croydon North constituency · 51.41253, -0.13251

SW16 5TZ— Streatham Common & Vale, Lambeth

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

The practical family move

 

Schools 100%Safety 87/100Transport 42/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
62
Safety
87
Schools
100
Transport
42
Environment
62
Investment
39

The bottom line

SW16 5TZ 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 5TZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW16 5TZ

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

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“The practical family move”

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How SW16 5TZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Norbury Manor Primary School

Not yet inspected · 5 min walk

KS2: 105.6

★★★

Secondary

Harris Academy Merton

Outstanding · Inspected Sept 2022 · 15 min walk

P8: +0.68A8: 52.7

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 50 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 · 993m

Crime is 56% 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£6,527/m²
Price per ft²£606/ft²
Avg floor area95.7 m²

EPC breakdown

C
5%
D
12%
E
1%

Based on 18 properties · Confidence: medium

Street mix

Terraced 89%Flat 11%

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£239,250
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, 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

1996–2025 · CAGR

+7.9%

Total change

+818%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.4%

per year

Acceleration

+57.65

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 27 sales

Property Type Mix

Total: 27 sales

Terraced88.9%
Flat/maisonette11.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£64k£127k+96.9%1.4
Post-dot-com plateau2001–2004£153k£250k+63.9%1.2
Pre-crash peak2005–2007£230k£265k+15.2%1.5
GFC & correction2008–2011£300k£225k-25%1
Help-to-Buy recovery2016–2016£530k£530k+0%2
Brexit uncertainty2017–2019£465k£450k-3.2%1
Pandemic surge2021–2021£480k£480k+0%3
Current market2024–2025£412k£590k+43.4%1.5

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 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
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
9 min walk
Beddington Lane Tram StopTram
33 min walk
Mitcham Junction Tram StopTram
35 min walk
Therapia Lane Tram StopTram
37 min walk
Tooting Broadway Underground StationNorthern
38 min walk
No bus stops within 400m

16

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

3.0 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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)9
Nearest car park485m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Lidl
682m
🅿️
Sainsbury's· no
753m

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: 8.2 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 25%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 7.6 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

15 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 518 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

71

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Mitcham Mint (663 m)

Nearest supermarketTesco Extra · 1.4 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

715m

Post office

Nearby shops

STR Food & Wine590 m
Greens603 m
Clementines Convenient Store621 m
Rocky Express648 m

Nearby cafes

CoCo Fresh Tea & Juice582 m
Paratha Planet583 m
Snake Tank634 m
Piccolino653 m

Nearby restaurants

Royal Mahal Norbury582 m
Moorish Lounge593 m
Afghan Village595 m
Rowan Fish Bar & Kebab House597 m

Nearby pubs

The Mitcham Mint663 m
The Railway666 m
Smoke & Sip686 m
The Pied Bull823 m

Nearby pharmacies

Fairlight Pharmacy593 m
Watts Pharmacy649 m
Eagle Pharmacy973 m

Nearby health

The Vale Surgery607 m
Food hygiene (5-star)40% of 25

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

39

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

Rental market

High

Demand

Low

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

47.5

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,590m
Crossrail 2 route4,995m

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)
3
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
2
Local approval rate
80%
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
132 & 134, 132 & 134, ELLISON ROAD, ELLISON ROAD (SITE TO R/O 104-136), SW1612 homes
completed
216, 216, Stanford Road, SW16 4QW4 homes
completed
58, 58, Arragon Gardens, SW16 5LX3 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 5TZ

Full postcodeSW16 5TZ
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Common & Vale
Latitude51.412531
Longitude-0.132509
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