Streatham Hill East · Lambeth · Clapham and Brixton Hill constituency · 51.44324, -0.12416

SW2 4ST— Streatham Hill East, Lambeth

Location and area intelligence for SW2 4ST, Streatham Hill East, Lambeth

The practical family move

 

Schools 67%Safety 72/100Transport 45/100Yield 7.71%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
59
Safety
72
Schools
90
Transport
45
Environment
70
Investment
59

The bottom line

SW2 4ST offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £280,000 median — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SW2 4ST

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price-46.2% vs London avg
vs London income-5.0% vs London avg
vs London crime+28.0% vs London avg

Deep-dive guides for SW2 4ST

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

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“The practical family move”

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How SW2 4ST 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 · 3 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 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.5 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 633.3%

+4% vs borough

Crime by type

Other32%
Violence & sexual offences22%
Anti-social behaviour18%
Vehicle crime8%
Burglary6%
Theft5%
Robbery5%
Drug offences4%

Stop & search

3.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

10

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 2.5km

Crime is +28% 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.

£280,000

Median sale price

Bottom 25% — 46% below London median

£280,000 is 46% below the London median (£520,000)

-11.4%

This year

Flat

Dominant type

Price history

5-year change
-0.7%
Sales (24 months)5
New build0.0%
Avg flat£280,000
Price per m²£8,211/m²
Price per ft²£763/ft²
Avg floor area34.8 m²

EPC breakdown

B
1%
C
15%
D
28%
E
17%
F
7%
G
1%

Based on 69 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

Stamp duty

Standard buyer£1,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£9,900

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

7.0×

Price-to-income

£1,401/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£87,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingSingle glazed
Council tax band Band BAnnual charge £1,437
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2026 · CAGR

+4.7%

Total change

+232%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.4%

per year

Acceleration

-81.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £50k–£75k · 83 sales

Property Type Mix

Total: 83 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£59k£59k+0%2
Post-dot-com plateau2001–2004£67k£109k+63.9%7
Pre-crash peak2005–2007£81k£168k+108.9%5.3
GFC & correction2008–2012£182k£153k-16.2%2.2
Help-to-Buy recovery2013–2016£158k£197k+25%1.5
Brexit uncertainty2017–2019£240k£275k+14.6%3
Pandemic surge2021–2021£282k£282k+0%2
Rate-rise correction2022–2023£216k£275k+27.5%1.5
Current market2024–2026£185k£195k+5.4%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Flat/maisonette+1.3% α
Local
6.4%
District
5.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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
24 min walk
Balham Underground StationNorthern
25 min walk
Brixton Underground StationVictoria
28 min walk
Clapham Common Underground StationNorthern
29 min walk
No bus stops within 400m

45

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 park404m
Santander docks (800m)0
Nearest cycle dock1.3 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.8 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 10.6 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

3 min walk

62%

Recommend GP

62%

Overall GP experience

3

GPs within 1km

7

Dentists within 1km

5

Care homes (1km)

Nearest hospitalLambeth Hospital · 2.5 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

155

Parks (1km)

16

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

2

Convenience

Nearest supermarketM&S Foodhall · 459 m
7 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

0

Libraries (1km)

0

Cinemas (2km)

307m

Post office

Nearby shops

Budgens223 m
Sainsbury's Local305 m
Tesco Express483 m
Neway Supermarket545 m

Nearby cafes

Batch & Co Coffee158 m
GAIL's365 m
Angela's Cafe613 m
Perfect Blend661 m

Nearby restaurants

McDonald's302 m
Town Chicken387 m
Paya394 m
O Minho465 m

Nearby pubs

Crown and Sceptre213 m
Bar 61368 m
The Hand in Hand527 m
The Sultan539 m

Nearby gyms

Telford Park Tennis Club504 m
Belmont Bowling Club763 m
PureGym1.1 km
Jetts Fitness1.1 km

Nearby pharmacies

Day Lewis Pharmacy242 m
Hillrise Pharmacy581 m
Westbury Chemist940 m

Nearby health

Palace Road Surgery233 m
Dental Laboratory273 m
Southside Dental Care855 m
mydentist1.1 km
Food hygiene (5-star)48% of 118

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

59

Investment score

Good

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
7.7% (high)London avg: 3.8%Strong yield — top 6% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

39.7

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route5,924m
Crossrail 2 route3,912m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,038 nationally

1,581

Est. population

10,794/km²

62%

Employed

47%

Degree educated

£39,900

Median income

8.9%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

31

Community stability

Age profile

20%
31%
24%
17%
Under 1820%
18–3431%
35–4924%
50–6417%
65+8%

Tenure

16%
39%
36%
Own outright7%
Own (mortgage)16%
Private rent39%
Social rent36%
Shared ownership2%
Rent free0%

Ethnicity

26%
18%
28%
White British26%
White Other18%
Asian8%
Black28%
Mixed10%
Other10%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine23%
No car household66%
Unemployed8%
No qualifications16%

Housing tenure (Census 2021)

Private rent39%
Social rent36%

vs. London

Income vs London-5.0%
Price vs London-46.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
18
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
2
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
24
Under construction
0
Completed (3yr)
19
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)

Land Bounded By, Land Bounded By, Barrhill Road, Blairderry Road And Ardwell Road, SW2 4RT66 homes
completed
1-31, 1-31, MORRISH ROAD, SW2 4EA48 homes
completed
Claremont East Housing Estate, Claremont East Housing Estate, Streatham Hill, SW2 3DH37 homes
completed
SCHEME 1, 47, SCHEME 1, 47, STREATHAM HILL, SW2 4TS23 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£280,000)

£1,500

Standard buyer

£0

First-time buyer

Save £1,500

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 4ST

Full postcodeSW2 4ST
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardStreatham Hill East
Latitude51.443242
Longitude-0.124162
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