Streatham Hill East · Lambeth · Dulwich and West Norwood constituency · 51.43821, -0.12099

SW2 3BB— Streatham Hill East, Lambeth

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

The practical family move

 

Schools 67%Safety 80/100Transport 47/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
60
Safety
80
Schools
95
Transport
47
Environment
69
Investment
41

The bottom line

SW2 3BB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

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Location

SW2 3BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.9% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for SW2 3BB

🛡️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 SW2 3BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Streatham Wells Primary

Outstanding · Inspected Jan 2024 · 5 min walk

KS2: 110.7

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 9 min walk

P8: -0.37A8: 35.7

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.3 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-9% vs borough

Crime by type

Other26%
Anti-social behaviour23%
Violence & sexual offences21%
Vehicle crime15%
Robbery5%
Burglary5%
Drug offences4%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.7km

Crime is +13% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SW2 district median

£523,050

Based on 433 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£6,808/m²
Price per ft²£632/ft²
Avg floor area74.4 m²

EPC breakdown

C
5%
D
13%
E
7%
F
1%

Based on 26 properties · Confidence: medium

Street mix

Terraced 16%Flat 84%

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
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£186,000
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.7%

Total change

+885%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.1%

per year

Acceleration

+50.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 43 sales

Property Type Mix

Total: 43 sales

Terraced16.3%
Flat/maisonette83.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£110k+100.2%1.5
Post-dot-com plateau2002–2004£164k£214k+30.3%2
Pre-crash peak2005–2007£193k£283k+46.6%2
GFC & correction2008–2011£295k£250k-15.3%1.3
Help-to-Buy recovery2013–2016£383k£565k+47.5%2.2
Brexit uncertainty2017–2019£511k£393k-23.2%1.7
Pandemic surge2020–2021£435k£491k+12.9%1.5
Rate-rise correction2022–2023£468k£595k+27.3%1.5
Current market2025–2026£437k£542k+24.1%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Flat/maisonette+1.1% α
Local
7.6%
District
6.5%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Streatham HillNational Rail
5 min walk
Balham Underground StationNorthern
29 min walk
Clapham South Underground StationNorthern
31 min walk
Tooting Bec Underground StationNorthern
34 min walk
Brixton Underground StationVictoria
34 min walk
No bus stops within 400m

39

Walkability score

90

Footpaths (500m)

0

Santander docks (800m)

1.5 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park656m
Santander docks (800m)0
Nearest cycle dock1.5 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 waterNONE
No assessed surface water flood risk
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 AONB12% green spaceTree canopy: 67%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 10.0 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

5 min walk

62%

Recommend GP

62%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

109

Parks (1km)

4

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Bar 61 (385 m)

Nearest supermarketM&S Foodhall · 400 m
6 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

481m

Post office

Nearby shops

Sainsbury's Local388 m
The Cooperative417 m
Budgens418 m
Art & Craft457 m

Nearby cafes

GAIL's376 m
Perfect Blend421 m
Batch & Co Coffee495 m
Maria's Kitchen515 m

Nearby restaurants

Putt Putt363 m
PizzaExpress482 m
Don Luigi489 m
Nar527 m

Nearby pubs

Bar 61385 m
Exhibit B442 m
Stanley's of Streatham522 m
Five Bells538 m

Nearby gyms

Belmont Bowling Club553 m
Telford Park Tennis Club658 m
PureGym721 m
Virgin Active853 m

Nearby pharmacies

Westbury Chemist616 m
Day Lewis Pharmacy628 m
Hillrise Pharmacy1.2 km

Nearby health

Southside Dental Care536 m
Palace Road Surgery642 m
mydentist760 m
Dental Laboratory867 m
Food hygiene (5-star)57% of 94

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

E

High street health

Registered businesses

S FEENEY DESIGN LTD

Investment

Investment grade, yield and market outlook

41

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
Gross yield
4.1% (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 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

47

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,307m
Crossrail 2 route4,368m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,311 nationally

1,597

Est. population

11,563/km²

67%

Employed

60%

Degree educated

£44,900

Median income

4.5%

Claimant rate

Inner cityHigh densityYoung professionals

47

Community stability

Age profile

21%
28%
23%
19%
Under 1821%
18–3428%
35–4923%
50–6419%
65+9%

Tenure

20%
36%
22%
22%
Own outright20%
Own (mortgage)36%
Private rent22%
Social rent22%
Shared ownership1%

Ethnicity

46%
16%
19%
White British46%
White Other16%
Asian7%
Black19%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine13%
No car household42%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent22%
Social rent22%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
14
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
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
22
Under construction
0
Completed (3yr)
24
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)

Belenoyd Court Estate, Belenoyd Court Estate, Leigham Court Road, SW1632 homes
completed
28, 28, PALACE ROAD, SW224 homes
completed
SCHEME 1, 47, SCHEME 1, 47, STREATHAM HILL, SW2 4TS23 homes
completed
24, 24, PALACE ROAD, SW220 homes
completed
Garages Rear Of Wavertree Court, Garages Rear Of Wavertree Court, Wavertree Road, SW2 3SW12 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
21.8%
Ward turnout
85%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Martin Richard AbramsGreen
Amelia ShoebridgeGreen

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Key facts for SW2 3BB

Full postcodeSW2 3BB
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardStreatham Hill East
Latitude51.438209
Longitude-0.120987
Parliamentary constituencyDulwich and West Norwood
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