Streatham Common & Vale · Lambeth · Streatham and Croydon North constituency · 51.41239, -0.13656

SW16 5XE— Streatham Common & Vale, Lambeth

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 38/100~3% yield · indicativeOnly 2 sales — thin data

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
38
Environment
62
Investment
36

The bottom line

SW16 5XE 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 5XE

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 5XE

🛡️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 5XE 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 · 6 min walk

KS2: 107.3

★★★

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

Spencer Nursery School

Not inspected · 45 min walk

4 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Norbury Fire Station · 1.2km

Crime is 26% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£8,727/m²
Price per ft²£811/ft²
Avg floor area70.8 m²

EPC breakdown

B
1%
C
18%
D
16%
E
3%

Based on 38 properties · Confidence: high

Street mix

Semi 6%Terraced 94%

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£177,000
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 DAnnual charge £1,848
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8.3%

Total change

+912%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.5%

per year

Acceleration

+36.23

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached6.3%
Terraced93.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£62k£131k+110.5%1.2
Post-dot-com plateau2001–2004£138k£183k+32.6%2.7
Pre-crash peak2005–2007£229k£295k+29%2.5
GFC & correction2008–2010£277k£250k-9.6%1
Help-to-Buy recovery2014–2016£338k£515k+52.6%1.7
Brexit uncertainty2017–2019£425k£403k-5.2%1
Rate-rise correction2022–2022£560k£560k+0%1
Current market2024–2025£500k£628k+25.5%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.3%
District
8.3%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

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
9 min walk
Beddington Lane Tram StopTram
33 min walk
Mitcham Junction Tram StopTram
33 min walk
Tooting Broadway Underground StationNorthern
35 min walk
Mitcham Tram StopTram
36 min walk
No bus stops within 400m

19

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

2.9 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

26

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)9
Nearest car park214m
Santander docks (800m)0
Nearest cycle dock2.9 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: 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: 8.3 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 7.8 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

2

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 797 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

64

Parks (1km)

8

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Mitcham Mint (384 m)

Nearest supermarketCo-op Food · 1.4 km
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

730m

Post office

Nearby shops

Clementines Convenient Store366 m
Rowan Mini Market513 m
Fornos Delicatessen532 m
Greens547 m

Nearby cafes

Pete's Cafe410 m
Cosy Cafe & Restaurant508 m
Piccolino616 m
North Cafe907 m

Nearby restaurants

Rowan Fish Bar & Kebab House337 m
Chicken Express362 m
Rowan Tandoori381 m
Mario's Fried Chicken & Grill524 m

Nearby pubs

The Mitcham Mint384 m
The Railway677 m
Smoke & Sip884 m
The Pied Bull974 m

Nearby pharmacies

Fairlight Pharmacy332 m
Watts Pharmacy608 m
Eagle Pharmacy918 m

Nearby health

The Vale Surgery555 m
Food hygiene (5-star)60% of 50

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

36

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
3.4% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

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

8/100

Velocity score

Future outlook

46.9

Price growth score

C
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,871m
Crossrail 2 route4,753m

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)
15
Planning apps (3 years)
4
Local approval rate
87%
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)
31
Largest scheme
204 homes · PART OF SIDINGS & SITES, PART OF SIDINGS & SITES, EARDLEY ROAD, ABERCAIRN ROAD, 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
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
216, 216, Stanford Road, SW16 4QW4 homes
completed
230, 230, Rowan Road, London, SW16 5HX3 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 5XE

Full postcodeSW16 5XE
Postcode districtSW16
BoroughLondon Borough of Lambeth
WardStreatham Common & Vale
Latitude51.412388
Longitude-0.136555
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
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Survey