Streatham Hill West & Thornton · Lambeth · Streatham and Croydon North constituency · 51.43899, -0.12727

SW2 4FZ— Streatham Hill West & Thornton, Lambeth

Location and area intelligence for SW2 4FZ, Streatham Hill West & Thornton, Lambeth

High-connectivity investment target

 

Bottom 25% LondonSchools 75%Safety 65/100Transport 61/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
70
Safety
65
Schools
90
Transport
61
Environment
67
Investment
52

The bottom line

SW2 4FZ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

SW2 4FZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.4% vs London avg
vs London crime+150.0% vs London avg

Deep-dive guides for SW2 4FZ

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

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“High-connectivity investment target”

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How SW2 4FZ 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 · 9 min walk

KS2: 109.3

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 13 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 · 13 min walk

6 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

162.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+103% vs borough

Crime by type

Other36%
Violence & sexual offences19%
Anti-social behaviour15%
Burglary9%
Vehicle crime8%
Theft5%
Robbery4%
Drug offences4%

Road safety

100

Road safety score

0

Accidents (5yr)

13

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 2.1km

Crime is +150% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£8,099/m²
Price per ft²£752/ft²
Avg floor area71 m²

EPC breakdown

B
44%

Based on 44 properties · Confidence: high

Street mix

Flat 100%

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£177,500
Rebuild cost per m²£2,500/m²

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

Construction era2016
WallsAverage thermal transmittance 0.16 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,848
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2026 · CAGR

+-0.9%

Total change

-8%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.5%

per year

Acceleration

-73.81

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 58 sales

Property Type Mix

Total: 58 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2018£490k£750k+53.1%22.5
Pandemic surge2021–2021£580k£580k+0%5
Rate-rise correction2022–2022£410k£410k+0%3
Current market2024–2026£443k£450k+1.7%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.2% alpha

Flat/maisonette+3.2% α
Local
3.4%
District
0.2%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position75

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
1 min walk
Balham Underground StationNorthern
23 min walk
Clapham South Underground StationNorthern
26 min walk
Tooting Bec Underground StationNorthern
29 min walk
Clapham Common Underground StationNorthern
33 min walk
No bus stops within 400m

60

Walkability score

145

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria ★37 min
Waterloo48 min ↑
Canary Wharf62 min ↑
City54 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park799m
Santander docks (800m)0
Nearest cycle dock1.7 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: 5.3 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 13%
Less green space than 85% of London

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 yield849.1 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

4 min walk

62%

Recommend GP

62%

Overall GP experience

2

GPs within 1km

9

Dentists within 1km

7

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 2.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

127

Parks (1km)

18

Restaurants (800m)

12

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

22

Sports (1km)

11

Convenience

Nearest supermarketM&S Foodhall · 72 m
16 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D

1

Libraries (1km)

0

Cinemas (2km)

216m

Post office

Nearby shops

The Cooperative59 m
Art & Craft118 m
Budgens179 m
Tesco Express229 m

Nearby cafes

Perfect Blend161 m
GAIL's172 m
Maria's Kitchen316 m
Batch & Co Coffee362 m

Nearby restaurants

Don Luigi67 m
Putt Putt88 m
PizzaExpress200 m
El Chico's287 m

Nearby pubs

Bar 61164 m
Exhibit B194 m
Stanley's of Streatham274 m
Five Bells306 m

Nearby gyms

Telford Park Tennis Club234 m
Belmont Bowling Club243 m
PureGym588 m
Woodfield Grove Tennis Club660 m

Nearby pharmacies

Westbury Chemist427 m
Day Lewis Pharmacy703 m
Touchwood Pharmacy956 m
Hillrise Pharmacy1.1 km

Nearby health

Southside Dental Care347 m
mydentist636 m
Palace Road Surgery705 m
Dental Laboratory769 m
Food hygiene (5-star)59% of 136

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ROARK INVESTMENTS LIMITED
SECOND ORDER AI LTD

Investment

Investment grade, yield and market outlook

52

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

62

Price growth score

C
Medium

Development pressure

High

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,442m
Crossrail 2 route3,941m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,617 nationally

2,150

Est. population

12,661/km²

76%

Employed

66%

Degree educated

£45,100

Median income

4.1%

Claimant rate

Urban coreHigh densityYoung professionals

35

Community stability

Age profile

17%
36%
26%
15%
Under 1817%
18–3436%
35–4926%
50–6415%
65+7%

Tenure

13%
29%
41%
14%
Own outright13%
Own (mortgage)29%
Private rent41%
Social rent14%
Shared ownership4%
Rent free0%

Ethnicity

48%
20%
White British48%
White Other20%
Asian6%
Black13%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine10%
No car household51%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent41%
Social rent14%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
1
Local approval rate
59%
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
22
Under construction
0
Completed (3yr)
24
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
Norwich House, 9-11, Norwich House, 9-11, Streatham High Road, SW1698 homes
completed
Land Bounded By, Land Bounded By, Barrhill Road, Blairderry Road And Ardwell Road, SW2 4RT66 homes
completed
CINEMA & CAR PARK, 7, CINEMA & CAR PARK, 7, STREATHAM HIGH ROAD, SW16 1EF62 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
24.5%
Ward turnout
86%
Election year
2026
MP
Steve Reed (Labour (Co-op))
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Matthew BryantLib Dems
Kita OgdenLib Dems

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Key facts for SW2 4FZ

Full postcodeSW2 4FZ
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardStreatham Hill West & Thornton
Latitude51.438993
Longitude-0.127271
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
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