Streatham Hill East · Lambeth · Clapham and Brixton Hill constituency · 51.44167, -0.11722

SW2 3EB— Streatham Hill East, Lambeth

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

 

Schools 67%Safety 72/100Transport 37/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
50
Safety
72
Schools
95
Transport
37
Environment
70
Investment
38

The bottom line

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

Less suited to Car-free commuters.

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Location

SW2 3EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-18.1% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for SW2 3EB

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

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How SW2 3EB 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 · 3 min walk

KS2: 110.7

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 3 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 · 8 min walk

7 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

84.1 incidents per 1,000 residents

Higher crime than 64% of London
↑ Rising 6000.0%

+5% vs borough

Crime by type

Violence & sexual offences28%
Other25%
Anti-social behaviour22%
Vehicle crime7%
Burglary7%
Drug offences5%
Robbery3%
Theft2%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.9km

Crime is +29% above 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.

SW2 district median

£523,050

Based on 433 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,721/m²
Price per ft²£532/ft²
Avg floor area70.2 m²

EPC breakdown

C
15%
D
25%
E
3%

Based on 43 properties · Confidence: high

Street mix

Flat 100%

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£175,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, limited insulation (assumed)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2025 · CAGR

+7.6%

Total change

+519%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.2%

per year

Acceleration

-8.11

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 22 sales

Property Type Mix

Total: 22 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£67k£67k+0%1
Post-dot-com plateau2002–2004£124k£140k+12.9%2
Pre-crash peak2005–2006£157k£155k-1.3%1
GFC & correction2011–2012£146k£183k+25.4%1.5
Help-to-Buy recovery2015–2015£266k£266k+0%3
Brexit uncertainty2019–2019£343k£343k+0%2
Pandemic surge2021–2021£398k£398k+0%2
Rate-rise correction2022–2022£375k£375k+0%1
Current market2024–2025£410k£415k+1.2%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Flat/maisonette+1.6% α
Local
7.3%
District
5.7%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing9
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 Hill→ Kings Cross· 2 tph
55 min

Nearby stations

Streatham HillNational Rail
10 min walk
Brixton Underground StationVictoria
29 min walk
Clapham South Underground StationNorthern
30 min walk
Balham Underground StationNorthern
31 min walk
Clapham Common Underground StationNorthern
33 min walk
No bus stops within 400m

24

Walkability score

138

Footpaths (500m)

0

Santander docks (800m)

1.2 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria ★37 min
Waterloo43 min ↑
Canary Wharf54 min ↑
City48 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

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)18
Nearest car park724m
Santander docks (800m)0
Nearest cycle dock1.2 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: 5.0 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 10.3 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

PALACE ROAD SURGERY

1 PALACE ROAD, STREATHAM HILL, SW2 3DY

4 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 2.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

133

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Bar 61 (613 m)

Nearest supermarketM&S Foodhall · 690 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

819m

Post office

Nearby shops

Budgens510 m
Sainsbury's Local562 m
T Jyde Minimarket718 m
KC Supermarket727 m

Nearby cafes

Batch & Co Coffee538 m
GAIL's603 m
Creative Aroma763 m
Green Cactus Coffee773 m

Nearby restaurants

Golden Dragon467 m
Saffron677 m
Putt Putt710 m
McDonald's725 m

Nearby pubs

Bar 61613 m
Crown and Sceptre651 m
Tulse Hill Hotel738 m
Elm Park Tavern842 m

Nearby pharmacies

Day Lewis Pharmacy348 m
Deejay Chemist750 m
Hillrise Pharmacy897 m

Nearby health

Palace Road Surgery369 m
Dental Laboratory675 m
Food hygiene (5-star)68% of 28

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

E

High street health

Registered businesses

A LKHAYAL TOURISME ET EXPLORATION LIMITED
BEHONEST EVENT LTD
CCAJ CONSULTANCY LTD
FITTERS 4 YOU LTD
G4 CONSTRUCTION LIMITED

+2 more

Investment

Investment grade, yield and market outlook

38

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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

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

28.6

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route5,843m
Crossrail 2 route4,420m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,932 nationally

1,450

Est. population

17,806/km²

55%

Employed

40%

Degree educated

£34,400

Median income

8.9%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

42

Community stability

Age profile

22%
24%
22%
18%
14%
Under 1822%
18–3424%
35–4922%
50–6418%
65+14%

Tenure

23%
19%
46%
Own outright10%
Own (mortgage)23%
Private rent19%
Social rent46%
Shared ownership1%

Ethnicity

30%
16%
34%
White British30%
White Other16%
Asian7%
Black34%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine22%
No car household53%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Social rent46%
Private rent19%

vs. London

Income vs London-18.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
3
Local approval rate
56%
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
3
Under construction
0
Completed (3yr)
12
Largest scheme
168 homes · SITE OF FORMER TULSE HILL SCHOOL, SITE OF FORMER TULSE HILL SCHOOL, UPPER TULSE HILL, SW2
Pipeline pressure
LOW

Named schemes (500m)

SITE OF FORMER TULSE HILL SCHOOL, SITE OF FORMER TULSE HILL SCHOOL, UPPER TULSE HILL, SW2168 homes
completed
VACANT SITE CORNER OF, VACANT SITE CORNER OF, ROUPELL ROAD, UPPER TULSE HILL (ROUPELL COURT), SW245 homes
completed
66, 66, CHRISTCHURCH ROAD, SW232 homes
completed
28, 28, PALACE ROAD, SW224 homes
completed
24, 24, PALACE ROAD, SW220 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
21.8%
Ward turnout
85%
Election year
2026
MP
Bell Ribeiro-Addy (Labour)
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Martin Richard AbramsGreen
Amelia ShoebridgeGreen

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Key facts for SW2 3EB

Full postcodeSW2 3EB
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardStreatham Hill East
Latitude51.441674
Longitude-0.117218
Parliamentary constituencyClapham and Brixton Hill
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