Streatham Hill East · Lambeth · Clapham and Brixton Hill constituency · 51.44022, -0.11634

SW2 3NJ— Streatham Hill East, Lambeth

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

 

Schools 71%Safety 72/100Transport 37/100Yield 4.13%

Best for: Families

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

Liveability
48
Safety
72
Schools
95
Transport
37
Environment
70
Investment
47

The bottom line

SW2 3NJ 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 3NJ

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 3NJ

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

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How SW2 3NJ 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 · 0 min walk

KS2: 110.7

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 4 min walk

P8: -0.37A8: 35.7

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 11 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)

Fire risk

LOW

Risk band

5

Incidents (1yr)

17

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.8km

Crime is +29% above London average

Property

Prices, sales volume and market trends

Avg floor area229.9 m²

EPC breakdown

C
6%
D
8%
E
11%

Based on 25 properties · Confidence: medium

Street mix

Terraced 11%Detached 4%Flat 79%Other 7%

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

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£574,750
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)
Roof(another dwelling above)
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

1998–2021 · CAGR

+7.7%

Total change

+455%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.0%

per year

Acceleration

+34.18

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 26 sales

Property Type Mix

Total: 26 sales

Detached3.8%
Terraced11.5%
Flat/maisonette84.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£80k£155k+93.8%1.7
Post-dot-com plateau2004–2004£220k£220k+0%1
Pre-crash peak2005–2007£198k£250k+26.3%2
GFC & correction2009–2011£240k£211k-11.9%2.7
Help-to-Buy recovery2013–2014£235k£335k+42.6%2
Brexit uncertainty2018–2019£570k£415k-27.2%1
Pandemic surge2021–2021£444k£444k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
5.2%
District
5.5%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing18
Trend Position75

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
31 min walk
Balham Underground StationNorthern
32 min walk
Clapham South Underground StationNorthern
32 min walk
Clapham Common Underground StationNorthern
36 min walk
No bus stops within 400m

23

Walkability score

132

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)

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Parking & EV

Car parks, spaces and charging points

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)18
Nearest car park556m
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 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: 5.1 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above 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

PALACE ROAD SURGERY

1 PALACE ROAD, STREATHAM HILL, SW2 3DY

6 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

127

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 (648 m)

Nearest supermarketM&S Foodhall · 708 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

665m

Post office

Nearby shops

Sainsbury's Local610 m
T Jyde Minimarket658 m
Vale Newsagency660 m
KC Supermarket666 m

Nearby cafes

Batch & Co Coffee627 m
GAIL's637 m
Green Cactus Coffee689 m
Creative Aroma695 m

Nearby restaurants

Golden Dragon555 m
Saffron621 m
Godfather677 m
Di Jerk Shack693 m

Nearby pubs

Bar 61648 m
Tulse Hill Hotel684 m
Queen Of The South Pub717 m
Crown and Sceptre801 m

Nearby gyms

More Yoga724 m
Anytime Fitness758 m

Nearby pharmacies

Day Lewis Pharmacy510 m
Deejay Chemist687 m
Elmcourt Pharmacy747 m

Nearby health

Palace Road Surgery530 m
Deerbrook Surgery727 m
Arkh-View Dental Centre733 m
Norwood Dental Clinic753 m
Food hygiene (5-star)64% of 25

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

40 PALACE ROAD MANAGEMENT LIMITED
A M V WORKS LTD
CHERUBINS DAY NURSERY LIMITED

Investment

Investment grade, yield and market outlook

47

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 score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

10.2

Price growth score

E
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route5,956m
Crossrail 2 route4,549m

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)
5
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
67%
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)
14
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)

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
42, 42, PALACE ROAD, SW213 homes
completed
John Company Public House 262 Amesbury Avenue London SW2 3BL9 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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Compare Lambeth with nearby boroughs:

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Key facts for SW2 3NJ

Full postcodeSW2 3NJ
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardStreatham Hill East
Latitude51.440221
Longitude-0.116343
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