Streatham Hill East · Lambeth · Streatham and Croydon North constituency · 51.44095, -0.12346

SW2 3TN— Streatham Hill East, Lambeth

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

The overachiever's postcode

 

Bottom 25% LondonSchools 67%Safety 84/100Transport 57/100Low yield 1.87%

Best for: Families

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Strong for families — high safety and school scores

Liveability
70
Safety
84
Schools
90
Transport
57
Environment
68
Investment
50

The bottom line

SW2 3TN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £1,155,000 median — a strong choice for Families.

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Location

SW2 3TN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+122.1% vs London avg
vs London income+7.4% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for SW2 3TN

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

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“The overachiever's postcode”

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How SW2 3TN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Christ Church, Streatham Church of England Primary School

Not yet inspected · 6 min walk

KS2: 109.3

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 9 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 · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.2 incidents per 1,000 residents

Better than 64% of London
→ Stable

-40% vs borough

Crime by type

Anti-social behaviour28%
Violence & sexual offences28%
Other22%
Vehicle crime10%
Burglary9%
Theft2%
Drug offences1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 2.1km

Crime is 26% below 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.

£1,155,000

Median sale price

Top 10% — 122% above London median

£1,155,000 is 122% above the London median (£520,000)

+46.6%

This year

Terraced

Dominant type

Price history

5-year change
+47.1%
Sales (24 months)5
New build0.0%
Avg semi-detached£1,155,000
Price per m²£11,424/m²
Price per ft²£1,061/ft²
Avg floor area117.1 m²

EPC breakdown

B
1%
C
8%
D
7%
E
4%
F
1%

Based on 21 properties · Confidence: medium

Street mix

Semi 36%Terraced 36%Detached 3%Flat 26%

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£56,750
First-time buyerFTB
£56,750
Additional propertyBTL/2nd
£91,400

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

25.6×

Price-to-income

£5,778/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£292,750
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.2%

Total change

+978%

Market Activity

Price Velocity & Acceleration

Current Velocity

+45.5%

per year

Acceleration

+31.18

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £350k–£400k · 39 sales

Property Type Mix

Total: 39 sales

Detached2.6%
Semi-detached35.9%
Terraced35.9%
Flat/maisonette25.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£108k£140k+29.6%2
Post-dot-com plateau2001–2004£226k£395k+75.2%1.3
Pre-crash peak2005–2006£358k£443k+23.9%2
GFC & correction2009–2012£335k£248k-26.1%1.5
Help-to-Buy recovery2013–2015£269k£770k+186.5%1.5
Brexit uncertainty2017–2018£405k£975k+140.7%2
Pandemic surge2020–2021£435k£785k+80.5%3
Rate-rise correction2022–2023£985k£700k-28.9%1
Current market2024–2025£800k£1.16m+45.5%2.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+16.1% alpha

Weakest performer

Semi-detached

-1.5% alpha

Terraced+16.1% α
Local
42.2%
District
26.1%
Flat/maisonette-0.6% α
Local
7.2%
District
7.8%
Semi-detached-1.5% α
Local
1.3%
District
2.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

7out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing2
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Streatham Hill→ Kings Cross· 2 tph
55 min

Nearby stations

Streatham HillNational Rail
5 min walk
Balham Underground StationNorthern
26 min walk
Clapham South Underground StationNorthern
27 min walk
Brixton Underground StationVictoria
31 min walk
Clapham Common Underground StationNorthern
32 min walk
No bus stops within 400m

48

Walkability score

149

Footpaths (500m)

0

Santander docks (800m)

1.5 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 park657m
Santander docks (800m)0
Nearest cycle dock1.5 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 AONB9% green spaceTree canopy: 22%
Below 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

EDITH CAVELL PRACTICE

41A-41C STREATHAM HILL, SW2 4TP

1 min walk

62%

Recommend GP

62%

Overall GP experience

2

GPs within 1km

6

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 · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

147

Parks (1km)

14

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

2

Convenience

Nearest supermarketM&S Foodhall · 271 m
11 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

154m

Post office

Nearby shops

Budgens81 m
Sainsbury's Local122 m
The Cooperative364 m
Art & Craft438 m

Nearby cafes

Batch & Co Coffee149 m
GAIL's172 m
Perfect Blend448 m
Maria's Kitchen606 m

Nearby restaurants

Putt Putt321 m
Don Luigi409 m
PizzaExpress510 m
McDonald's562 m

Nearby pubs

Bar 61181 m
Crown and Sceptre473 m
Exhibit B485 m
Stanley's of Streatham580 m

Nearby gyms

Telford Park Tennis Club444 m
Belmont Bowling Club570 m
PureGym873 m
Virgin Active1.0 km

Nearby pharmacies

Day Lewis Pharmacy372 m
Westbury Chemist724 m
Hillrise Pharmacy838 m

Nearby health

Palace Road Surgery378 m
Dental Laboratory532 m
Southside Dental Care636 m
mydentist920 m
Food hygiene (5-star)56% of 125

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

1E WYATT PARK RTM COMPANY LIMITED
CROTHALL CONSULTING LTD
DIASTASIS RECTI UK CIC
ESTEEMIDE SERVICES LIMITED
MOY TRADERS LIMITED

+2 more

Investment

Investment grade, yield and market outlook

50

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,800London avg: £1,950/mo
Gross yield
1.9% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score33/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months4

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

65.1

Price growth score

B
Medium

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,124m
Crossrail 2 route4,074m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,924 nationally

1,867

Est. population

15,502/km²

70%

Employed

56%

Degree educated

£45,100

Median income

5.1%

Claimant rate

Urban coreVery high densityYoung professionals

39

Community stability

Age profile

21%
28%
26%
16%
Under 1821%
18–3428%
35–4926%
50–6416%
65+9%

Tenure

19%
29%
38%
Own outright19%
Own (mortgage)29%
Private rent39%
Social rent12%
Shared ownership1%
Rent free0%

Ethnicity

38%
20%
17%
White British38%
White Other20%
Asian7%
Black17%
Mixed7%
Other11%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine16%
No car household52%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent39%
Social rent12%

vs. London

Income vs London+7.4%
Price vs London+122.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
3
Local approval rate
55%
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)
25
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)

142-170 Streatham Hill And Wentworth House, 10 Sternhold Avenue, Development Control Pseudo Street, 10 Sternhold Avenue, SW2 4SD259 homes
completed
142-170 Streatham Hill And Wentworth House, 10 Sternhold Avenue, Development Control Pseudo Street, 10 Sternhold Avenue254 homes
completed
Land Bounded By, Land Bounded By, Barrhill Road, Blairderry Road And Ardwell Road, SW2 4RT66 homes
completed
Claremont East Housing Estate, Claremont East Housing Estate, Streatham Hill, SW2 3DH37 homes
completed
28, 28, PALACE ROAD, SW224 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
21.8%
Ward turnout
85%
Election year
2026
MP
Steve Reed (Labour (Co-op))
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Martin Richard AbramsGreen
Amelia ShoebridgeGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,155,000)

£56,750

Standard buyer

£56,750

First-time buyer

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 3TN

Full postcodeSW2 3TN
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardStreatham Hill East
Latitude51.440947
Longitude-0.123464
Parliamentary constituencyStreatham and Croydon North
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