Streatham Hill East · Lambeth · Streatham and Croydon North constituency · 51.43992, -0.12552

SW2 4TX— Streatham Hill East, Lambeth

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

The practical family move

 

Bottom 25% LondonSchools 67%Safety 84/100Transport 59/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
69
Safety
84
Schools
90
Transport
59
Environment
67
Investment
48

The bottom line

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

The catch: high noise levels nearby.

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Location

SW2 4TX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW2 4TX

🛡️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 4TX 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 · 8 min walk

KS2: 109.3

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 11 min walk

P8: -0.37A8: 35.7

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 12 min walk

9 primaries · 1 secondaries · 0 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

81

Road safety score

11

Accidents (5yr)

2

KSI (5yr)

9

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

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

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£3,244/m²
Price per ft²£301/ft²
Avg floor area111.9 m²

EPC breakdown

C
4%
D
2%
E
3%
F
1%

Based on 10 properties · Confidence: medium

Street mix

Terraced 7%Flat 50%Other 43%

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£279,750
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+6.2%

Total change

+383%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.1%

per year

Acceleration

-15.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 8 sales

Property Type Mix

Total: 8 sales

Terraced12.5%
Flat/maisonette87.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£73k£73k+0%2
Pre-crash peak2005–2005£250k£250k+0%1
GFC & correction2010–2012£250k£192k-23.2%1
Brexit uncertainty2018–2018£363k£363k+0%1
Rate-rise correction2022–2022£385k£385k+0%1
Current market2024–2024£350k£350k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
3 min walk
Balham Underground StationNorthern
24 min walk
Clapham South Underground StationNorthern
26 min walk
Tooting Bec Underground StationNorthern
30 min walk
Clapham Common Underground StationNorthern
32 min walk
No bus stops within 400m

56

Walkability score

134

Footpaths (500m)

0

Santander docks (800m)

1.6 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park734m
Santander docks (800m)0
Nearest cycle dock1.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

57%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed326 Mbps
Median download335 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 waterMEDIUM
Medium
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: 5.2 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 37%
Less green space than 76% of London

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 yield849.1 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

2 min walk

62%

Recommend GP

62%

Overall GP experience

2

GPs within 1km

8

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

Amenities

Shops, restaurants, parks and more

139

Parks (1km)

19

Restaurants (800m)

10

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

4

Convenience

Nearest supermarketM&S Foodhall · 88 m
7 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

0

Libraries (1km)

0

Cinemas (2km)

80m

Post office

Nearby shops

Sainsbury's Local77 m
Budgens164 m
The Cooperative186 m
Art & Craft261 m

Nearby cafes

GAIL's17 m
Batch & Co Coffee225 m
Perfect Blend281 m
Maria's Kitchen443 m

Nearby restaurants

Putt Putt153 m
Don Luigi226 m
PizzaExpress338 m
El Chico's423 m

Nearby pubs

Bar 6119 m
Exhibit B318 m
Stanley's of Streatham410 m
Five Bells442 m

Nearby gyms

Telford Park Tennis Club301 m
Belmont Bowling Club393 m
PureGym716 m
Woodfield Grove Tennis Club820 m

Nearby pharmacies

Day Lewis Pharmacy546 m
Westbury Chemist560 m
Hillrise Pharmacy956 m
Touchwood Pharmacy1.1 km

Nearby health

Southside Dental Care474 m
Palace Road Surgery550 m
Dental Laboratory646 m
mydentist763 m
Food hygiene (5-star)58% of 137

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

BAR 61 RESTAURANT LTD
CORNERCOPIA HOMESTORE LTD
HEART FOR GIVING LTD
PARADISE RECRUITMENT AGENCY L.P.
SEGGS LTD

+2 more

Investment

Investment grade, yield and market outlook

48

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

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

4/100

Velocity score

Future outlook

57.1

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,293m
Crossrail 2 route4,001m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
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)
17
Planning apps (3 years)
2
Local approval rate
65%
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)
30
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
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

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Key facts for SW2 4TX

Full postcodeSW2 4TX
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardStreatham Hill East
Latitude51.439918
Longitude-0.125521
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