Streatham Hill East · Lambeth · Clapham and Brixton Hill constituency · 51.44208, -0.12135

SW2 3TB— Streatham Hill East, Lambeth

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

 

Schools 67%Safety 72/100Transport 41/100Yield 4.13%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
51
Safety
72
Schools
90
Transport
41
Environment
69
Investment
43

The bottom line

SW2 3TB 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 3TB

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 3TB

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

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How SW2 3TB 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 · 3 min walk

KS2: 109.0

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 7 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 · 1 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 · 2.1km

Crime is +29% above London average

Property

Prices, sales volume and market trends

Avg floor area94.6 m²

EPC breakdown

C
11%
D
7%
E
3%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Terraced 30%Flat 65%Other 5%

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£236,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, insulated (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

1998–2022 · CAGR

+4.9%

Total change

+214%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.0%

per year

Acceleration

-91.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 19 sales

Property Type Mix

Total: 19 sales

Terraced31.6%
Flat/maisonette68.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£187k£60k-67.9%1.3
Post-dot-com plateau2002–2004£100k£125k+25%2
Pre-crash peak2006–2006£275k£275k+0%1
GFC & correction2010–2010£280k£280k+0%1
Help-to-Buy recovery2014–2016£485k£350k-27.8%1
Brexit uncertainty2017–2019£520k£838k+61.1%1.5
Rate-rise correction2022–2022£586k£586k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-45% alpha

Flat/maisonette-45% α
Local
-34.2%
District
10.8%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
7 min walk
Clapham South Underground StationNorthern
27 min walk
Balham Underground StationNorthern
28 min walk
Brixton Underground StationVictoria
29 min walk
Clapham Common Underground StationNorthern
31 min walk
No bus stops within 400m

36

Walkability score

149

Footpaths (500m)

0

Santander docks (800m)

1.3 km

Nearest cycle dock

Central London commute times

London Bridge45 min ↑
Victoria ★35 min
Waterloo40 min ↑
Canary Wharf54 min ↑
City46 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 park619m
Santander docks (800m)0
Nearest cycle dock1.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed481 Mbps
Median download442 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: 4.9 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 43%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 10.4 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

2 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 2.3 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

132

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Bar 61 (374 m)

Nearest supermarketM&S Foodhall · 465 m
10 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

338m

Post office

Nearby shops

Budgens239 m
Sainsbury's Local311 m
The Cooperative557 m
Art & Craft631 m

Nearby cafes

Batch & Co Coffee251 m
GAIL's366 m
Perfect Blend637 m
Angela's Cafe784 m

Nearby restaurants

McDonald's500 m
Putt Putt512 m
Town Chicken559 m
Paya565 m

Nearby pubs

Bar 61374 m
Crown and Sceptre414 m
Exhibit B672 m
The Sultan727 m

Nearby gyms

Telford Park Tennis Club616 m
Belmont Bowling Club762 m
PureGym1.1 km

Nearby pharmacies

Day Lewis Pharmacy201 m
Hillrise Pharmacy737 m
Westbury Chemist908 m

Nearby health

Palace Road Surgery213 m
Dental Laboratory457 m
Southside Dental Care820 m
Food hygiene (5-star)55% of 88

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

E

High street health

Registered businesses

1 DAYSBROOK ROAD FREEHOLD LIMITED
DOGS WELCOME HOLDINGS LTD
LIZYCLEANER SERVICES LTD
WE'RE OPEN RETAIL PROPERTY LTD

Investment

Investment grade, yield and market outlook

43

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 score13/100
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

11.1

Price growth score

E
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route5,942m
Crossrail 2 route4,145m

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)
16
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
2
Local approval rate
63%
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
24
Under construction
0
Completed (3yr)
26
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)

Claremont East Housing Estate, Claremont East Housing Estate, Streatham Hill, SW2 3DH37 homes
completed
28, 28, PALACE ROAD, SW224 homes
completed
SCHEME 1, 47, SCHEME 1, 47, STREATHAM HILL, SW2 4TS23 homes
completed
45, 45, STREATHAM HILL, SW2 4TS20 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 3TB

Full postcodeSW2 3TB
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardStreatham Hill East
Latitude51.442082
Longitude-0.121346
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