Streatham Hill East · Lambeth · Streatham and Croydon North constituency · 51.43848, -0.12454

SW2 3AE— Streatham Hill East, Lambeth

Location and area intelligence for SW2 3AE, Streatham Hill East, Lambeth

The practical family move

 

Bottom 25% LondonSchools 67%Safety 87/100Transport 59/100Low yield 2.72%

Best for: Families

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Strong for families — high safety and school scores

Liveability
70
Safety
87
Schools
90
Transport
59
Environment
68
Investment
53

The bottom line

SW2 3AE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £792,875 median — a strong choice for Families.

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Location

SW2 3AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+52.5% vs London avg
vs London income+7.4% vs London avg
vs London crime-58.0% vs London avg

Deep-dive guides for SW2 3AE

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

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How SW2 3AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Christ Church, Streatham Church of England Primary School

Not yet inspected · 9 min walk

KS2: 109.3

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 11 min walk

P8: -0.37A8: 35.7

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 13 min walk

6 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

27.5 incidents per 1,000 residents

Better than 81% of London
→ Stable

-66% vs borough

Crime by type

Violence & sexual offences40%
Other21%
Vehicle crime13%
Anti-social behaviour11%
Burglary11%
Drug offences2%
Robbery2%
Theft0%

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: West Norwood Fire Station · 1.9km

Crime is 58% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£792,875

Median sale price

Top 25% — 52% above London median

£792,875 is 52% above the London median (£520,000)

-33.2%

This year

Terraced

Dominant type

Price history

5-year change
+3.6%
Sales (24 months)6
New build0.0%
Avg terraced£832,500
Avg flat£520,000
Price per m²£9,518/m²
Price per ft²£884/ft²
Avg floor area83.1 m²

EPC breakdown

C
3%
D
31%
E
23%
F
1%

Based on 58 properties · Confidence: high

Street mix

Semi 3%Terraced 65%Flat 31%Other 1%

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£27,144
First-time buyerFTB
£27,144
Additional propertyBTL/2nd
£50,930

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

17.6×

Price-to-income

£3,966/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£207,750
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+7.6%

Total change

+811%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.6%

per year

Acceleration

-53.79

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 79 sales

Property Type Mix

Total: 79 sales

Semi-detached2.5%
Terraced65.8%
Flat/maisonette31.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£90k£200k+123.5%3.2
Post-dot-com plateau2001–2004£182k£307k+68.2%2.3
Pre-crash peak2005–2007£328k£360k+9.8%4
GFC & correction2008–2012£443k£479k+8.1%2.2
Help-to-Buy recovery2013–2016£585k£768k+31.2%3.8
Brexit uncertainty2018–2019£495k£800k+61.6%1
Pandemic surge2020–2021£548k£765k+39.8%3
Rate-rise correction2022–2022£714k£714k+0%4
Current market2024–2026£525k£815k+55.2%2.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Weakest performer

Flat/maisonette

+0.1% alpha

Terraced+0.5% α
Local
7.8%
District
7.3%
Flat/maisonette+0.1% α
Local
5.4%
District
5.3%

CAGR over 30yr 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 Velocity40
Sales Volume15
Seasonal Timing5
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Streatham Hill→ Kings Cross· 2 tph
55 min

Nearby stations

Streatham HillNational Rail
2 min walk
Balham Underground StationNorthern
26 min walk
Clapham South Underground StationNorthern
28 min walk
Tooting Bec Underground StationNorthern
31 min walk
Clapham Common Underground StationNorthern
34 min walk
No bus stops within 400m

56

Walkability score

152

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria ★37 min
Waterloo48 min ↑
Canary Wharf62 min ↑
City54 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock1.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G92%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 17.0 µg/m³ · PM2.5: 10.0 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: 5.3 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 49%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 10.1 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

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
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

EDITH CAVELL PRACTICE

41A-41C STREATHAM HILL, SW2 4TP

4 min walk

62%

Recommend GP

62%

Overall GP experience

2

GPs within 1km

8

Dentists within 1km

7

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

107

Parks (1km)

18

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

4

Convenience

Nearest supermarketM&S Foodhall · 164 m
8 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

1

Libraries (1km)

0

Cinemas (2km)

251m

Post office

Nearby shops

The Cooperative168 m
Art & Craft217 m
Sainsbury's Local234 m
Tesco Express286 m

Nearby cafes

GAIL's189 m
Perfect Blend197 m
Maria's Kitchen336 m
Batch & Co Coffee382 m

Nearby restaurants

Putt Putt114 m
Don Luigi240 m
PizzaExpress263 m
El Chico's331 m

Nearby pubs

Bar 61193 m
Exhibit B227 m
Stanley's of Streatham322 m
Five Bells347 m

Nearby gyms

Belmont Bowling Club332 m
Telford Park Tennis Club422 m
PureGym593 m
Virgin Active723 m

Nearby pharmacies

Westbury Chemist452 m
Day Lewis Pharmacy651 m
Touchwood Pharmacy956 m
Hillrise Pharmacy1.1 km

Nearby health

Southside Dental Care364 m
mydentist639 m
Palace Road Surgery659 m
Dental Laboratory802 m
Food hygiene (5-star)59% of 133

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

AMESBURY AVENUE ASSOCIATES LIMITED
ARCHIMBOLDI LIMITED
NICOLETTE JONGBLOED LTD
OCOO LIMITED
SPERANT ASSOCIATES LIMITED

+1 more

Investment

Investment grade, yield and market outlook

53

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,800London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

56.5

Price growth score

C
Medium

Development pressure

High

New supply risk

Excellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,400m
Crossrail 2 route4,136m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,844 nationally

1,930

Est. population

22,489/km²

65%

Employed

55%

Degree educated

£45,100

Median income

6.5%

Claimant rate

Urban coreVery high densityMixed

40

Community stability

Age profile

20%
33%
24%
17%
Under 1820%
18–3433%
35–4924%
50–6417%
65+7%

Tenure

24%
26%
40%
Own outright9%
Own (mortgage)24%
Private rent26%
Social rent40%
Shared ownership1%
Rent free0%

Ethnicity

38%
14%
29%
White British38%
White Other14%
Asian8%
Black29%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine17%
No car household51%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Social rent40%
Private rent26%

vs. London

Income vs London+7.4%
Price vs London+52.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
15
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
3
Local approval rate
69%
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
22
Under construction
0
Completed (3yr)
26
Largest scheme
259 homes · 142-170 Streatham Hill And Wentworth House, 10 Sternhold Avenue, Development Control Pseudo Street, 10 Sternhold Avenue, SW2 4SD
Pipeline pressure
MODERATE

Named schemes (500m)

142-170 Streatham Hill And Wentworth House, 10 Sternhold Avenue, Development Control Pseudo Street, 10 Sternhold Avenue, SW2 4SD259 homes
completed
142-170 Streatham Hill And Wentworth House, 10 Sternhold Avenue, Development Control Pseudo Street, 10 Sternhold Avenue254 homes
completed
Norwich House, 9-11, Norwich House, 9-11, Streatham High Road, SW1698 homes
completed
Land Bounded By, Land Bounded By, Barrhill Road, Blairderry Road And Ardwell Road, SW2 4RT66 homes
completed
CINEMA & CAR PARK, 7, CINEMA & CAR PARK, 7, STREATHAM HIGH ROAD, SW16 1EF62 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
21.8%
Ward turnout
85%
Election year
2026
MP
Steve Reed (Labour (Co-op))
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Martin Richard AbramsGreen
Amelia ShoebridgeGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£792,875)

£27,144

Standard buyer

£27,144

First-time buyer

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 SW2 3AE

Full postcodeSW2 3AE
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardStreatham Hill East
Latitude51.438482
Longitude-0.124544
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