Streatham Hill East · Lambeth · Clapham and Brixton Hill constituency · 51.44118, -0.11488

SW2 3HU— Streatham Hill East, Lambeth

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

 

Schools 71%Safety 72/100Transport 39/100Yield 4.24%

Best for: Families

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

Liveability
51
Safety
72
Schools
95
Transport
39
Environment
70
Investment
51

The bottom line

SW2 3HU offers exceptional schools (100% Good/Outstanding) and low crime at £510,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SW2 3HU

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 avg price-1.9% vs London avg
vs London income-18.1% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for SW2 3HU

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

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How SW2 3HU 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 · 2 min walk

KS2: 110.7

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 2 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 · 10 min walk

6 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.8km

Crime is +29% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£510,000

Median sale price

2% below London median

£510,000 is 2% below the London median (£520,000)

+23.3%

This year

Terraced

Dominant type

Price history

5-year change
+2.0%
Sales (24 months)5
New build0.0%
Avg terraced£510,000
Price per m²£6,202/m²
Price per ft²£576/ft²
Avg floor area76.6 m²

EPC breakdown

C
57%
D
32%
E
2%

Based on 91 properties · Confidence: high

Street mix

Terraced 79%Flat 21%

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£13,000
First-time buyerFTB
£4,250
Additional propertyBTL/2nd
£28,300

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

14.8×

Price-to-income

£2,551/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£191,500
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, filled cavity
RoofFlat, limited insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+8.6%

Total change

+1078%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.2%

per year

Acceleration

+40.38

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 50 sales

Property Type Mix

Total: 50 sales

Terraced80%
Flat/maisonette20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£51k£106k+109.9%1.4
Post-dot-com plateau2002–2004£149k£154k+3.4%2
Pre-crash peak2005–2007£215k£199k-7.6%3
GFC & correction2010–2012£245k£223k-9%2
Help-to-Buy recovery2013–2015£275k£430k+56.4%2.5
Brexit uncertainty2017–2018£458k£458k+0%1
Pandemic surge2021–2021£500k£500k+0%3
Rate-rise correction2022–2023£458k£470k+2.6%2
Current market2024–2026£490k£595k+21.4%2.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
5.8%
District
5.4%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Tulse Hill

Nearby stations

Tulse HillNational Rail
9 min walk
Brixton Underground StationVictoria
30 min walk
Clapham South Underground StationNorthern
33 min walk
Balham Underground StationNorthern
33 min walk
Clapham Common Underground StationNorthern
35 min walk
No bus stops within 400m

21

Walkability score

134

Footpaths (500m)

0

Santander docks (800m)

1.1 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 park553m
Santander docks (800m)0
Nearest cycle dock1.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

16%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed101 Mbps
Median download23 Mbps
Superfast coverage20%
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 AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 10.2 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

DIABETES INTERMEDIATE CARE TEAM

TULSE HILL PRACTICE, 4 HARDEL RISE, SW2 3DX

5 min walk

3

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 2.1 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

129

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: Tulse Hill Hotel (574 m)

Nearest supermarketM&S Foodhall · 828 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

791m

Post office

Nearby shops

T Jyde Minimarket552 m
KC Supermarket560 m
The Co-operative Food601 m
AR Norwood Food & Wine607 m

Nearby cafes

Creative Aroma594 m
Green Cactus Coffee602 m
BUTTER UP Coffee643 m
Tulse Hill Cafe644 m

Nearby restaurants

Golden Dragon413 m
Saffron512 m
Godfather572 m
Di Jerk Shack591 m

Nearby pubs

Tulse Hill Hotel574 m
Queen Of The South Pub630 m
Railway Tavern675 m
Bar 61760 m

Nearby gyms

More Yoga631 m
Anytime Fitness708 m

Nearby pharmacies

Day Lewis Pharmacy509 m
Deejay Chemist583 m
Elmcourt Pharmacy693 m

Nearby health

Palace Road Surgery529 m
Arkh-View Dental Centre642 m
Haynes Dental667 m
Deerbrook Surgery674 m
Food hygiene (5-star)69% of 29

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

2A SERVICES LTD
BAZEFLIX LTD
JGCABALONA LTD
MICHAEL BOYLE CONSTRUCTION LIMITED
SPARK SUPPORT SERVICES LTD

Investment

Investment grade, yield and market outlook

51

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months2

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

17/100

Velocity score

Future outlook

31.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route5,813m
Crossrail 2 route4,590m

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%
Price vs London-1.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
3
Local approval rate
60%
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
0
Under construction
0
Completed (3yr)
19
Largest scheme
168 homes · SITE OF FORMER TULSE HILL SCHOOL, SITE OF FORMER TULSE HILL SCHOOL, UPPER TULSE HILL, SW2
Pipeline pressure
NONE

Named schemes (500m)

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
The Chestnut, The Chestnut, Upper Tulse Hill, SW2 2NS19 homes
completed
42, 42, PALACE ROAD, SW213 homes
completed
CARISBROKE HOUSE, 149, CARISBROKE HOUSE, 149, UPPER TULSE HILL, SW2 2RD11 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£510,000)

£13,000

Standard buyer

£4,250

First-time buyer

Save £8,750

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 3HU

Full postcodeSW2 3HU
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardStreatham Hill East
Latitude51.441178
Longitude-0.114879
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