Streatham Hill East · Lambeth · Clapham and Brixton Hill constituency · 51.44372, -0.12001

SW2 3EX— Streatham Hill East, Lambeth

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

High-connectivity investment target

 

Schools 67%Safety 72/100Transport 42/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
55
Safety
72
Schools
90
Transport
42
Environment
70
Investment
46

The bottom line

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SW2 3EX scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SW2 3EX meets your needs.

Location

SW2 3EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.0% vs London avg
vs London crime+28.0% vs London avg

Deep-dive guides for SW2 3EX

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SW2 3EX with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

Share:WhatsAppShare on X

How SW2 3EX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

The Orchard School

Not yet inspected · 1 min walk

KS2: 109.0

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 6 min walk

P8: -0.37A8: 35.7

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.5 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 633.3%

+4% vs borough

Crime by type

Other32%
Violence & sexual offences22%
Anti-social behaviour18%
Vehicle crime8%
Burglary6%
Theft5%
Robbery5%
Drug offences4%

Stop & search

3.2

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 2.3km

Crime is +28% 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£5,020/m²
Price per ft²£466/ft²
Avg floor area74.6 m²

EPC breakdown

C
3%
D
10%
E
8%

Based on 21 properties · Confidence: medium

Street mix

Semi 3%Terraced 3%Flat 90%Other 3%

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£186,500
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 BAnnual charge £1,437
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.8%

Total change

+446%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.7%

per year

Acceleration

+41.46

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 27 sales

Property Type Mix

Total: 27 sales

Semi-detached3.7%
Terraced3.7%
Flat/maisonette92.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£68k£86k+27.4%1.3
Post-dot-com plateau2001–2004£135k£150k+11.1%1
Pre-crash peak2006–2007£150k£250k+66.7%2
GFC & correction2008–2012£335k£495k+47.8%1
Help-to-Buy recovery2013–2016£400k£244k-39%3
Brexit uncertainty2017–2019£370k£440k+19%1
Pandemic surge2021–2021£470k£470k+0%1
Rate-rise correction2022–2022£330k£330k+0%1
Current market2025–2025£369k£369k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
6.6%
District
7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position100

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
10 min walk
Brixton Underground StationVictoria
27 min walk
Clapham South Underground StationNorthern
27 min walk
Balham Underground StationNorthern
29 min walk
Clapham Common Underground StationNorthern
30 min walk
No bus stops within 400m

33

Walkability score

118

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park563m
Santander docks (800m)0
Nearest cycle dock1.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

47%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed416 Mbps
Median download410 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: 4.7 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 28%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 10.6 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

1 min walk

81%

Recommend GP

81%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalLambeth Hospital · 2.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

142

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Crown and Sceptre (367 m)

Nearest supermarketM&S Foodhall · 659 m
4 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

655m

Post office

Nearby shops

Budgens417 m
Sainsbury's Local466 m
Neway Supermarket629 m
Airy Food & Wine632 m

Nearby cafes

Batch & Co Coffee398 m
GAIL's558 m
Angela's Cafe661 m
Perfect Blend839 m

Nearby restaurants

McDonald's432 m
Town Chicken454 m
Paya459 m
O Minho512 m

Nearby pubs

Crown and Sceptre367 m
Bar 61565 m
The Sultan625 m
Elm Park Tavern635 m

Nearby gyms

Telford Park Tennis Club774 m
Belmont Bowling Club961 m
Jetts Fitness1.1 km

Nearby pharmacies

Day Lewis Pharmacy58 m
Hillrise Pharmacy602 m

Nearby health

Palace Road Surgery76 m
Dental Laboratory381 m
Marie Stopes Clinic1.1 km
Food hygiene (5-star)53% of 77

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

46

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 score15/100
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 / transient

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

37.9

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route5,737m
Crossrail 2 route4,142m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,038 nationally

1,581

Est. population

10,794/km²

62%

Employed

47%

Degree educated

£39,900

Median income

8.9%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

31

Community stability

Age profile

20%
31%
24%
17%
Under 1820%
18–3431%
35–4924%
50–6417%
65+8%

Tenure

16%
39%
36%
Own outright7%
Own (mortgage)16%
Private rent39%
Social rent36%
Shared ownership2%
Rent free0%

Ethnicity

26%
18%
28%
White British26%
White Other18%
Asian8%
Black28%
Mixed10%
Other10%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine23%
No car household66%
Unemployed8%
No qualifications16%

Housing tenure (Census 2021)

Private rent39%
Social rent36%

vs. London

Income vs London-5.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
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
5
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
Claremont East Housing Estate, Claremont East Housing Estate, Streatham Hill, SW2 3DH37 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

Live in SW2 3EX? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SW2 3EX.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Lambeth with nearby boroughs:

Lambeth vs SouthwarkLambeth vs WandsworthLambeth vs HackneyLambeth vs Islington

Similar postcodes

Frequently asked questions

📍 Track SW2 3EX

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SW2 3EX

Full postcodeSW2 3EX
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardStreatham Hill East
Latitude51.443724
Longitude-0.120012
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