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Streatham market report SW16 2, London
The standing SW16 2 (Streatham) property market report, rebuilt from the full public record every month. Underneath every chart here sit 9,517 registered sales in SW16 2 (London) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in SW16 2 (London) came in at £475,000, out of 97 registered, up 3% on five years earlier, and the mean stands at £552,300, and by floor area homes here have averaged about £6,680 per square metre over the last five years. The record behind it is 9,517 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like SW16 2 is a single group of streets within SW16 (London), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where SW16 2 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
Today's SW16 2 prices, from the sold record
The SW16 2 median stands at £475,000 for 2026, built from 97 registered sales; the mean, the figure usually quoted as the "average house price", is £552,300, a long way above it, which tells you a few very expensive sales are pulling the average up.
Price per square metre in SW16 2
A square metre of SW16 2 home has cost about £6,680 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
For scale: the England and Wales median is £285,000, so SW16 2 trades 67% above the country as a whole.
The price of a typical SW16 2 home, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £475,000 | £475,000 | 97 |
| 2025 | £423,800 | £433,934 | 250 |
| 2024 | £450,000 | £478,442 | 228 |
| 2023 | £450,000 | £494,440 | 204 |
| 2022 | £425,000 | £498,361 | 246 |
| 2021 | £460,000 | £582,419 | 303 |
| 2020 | £455,200 | £590,631 | 222 |
| 2019 | £436,000 | £571,492 | 208 |
| 2018 | £415,000 | £553,203 | 194 |
| 2017 | £440,000 | £600,116 | 201 |
| 2016 | £400,000 | £559,604 | 304 |
| 2015 | £375,000 | £529,875 | 375 |
| 2014 | £354,000 | £502,211 | 326 |
| 2013 | £259,500 | £373,395 | 340 |
| 2012 | £250,000 | £367,969 | 274 |
| 2011 | £227,200 | £342,985 | 182 |
| 2010 | £223,000 | £349,721 | 173 |
| 2009 | £225,000 | £361,689 | 134 |
| 2008 | £237,500 | £389,313 | 206 |
| 2007 | £238,500 | £404,562 | 398 |
| 2006 | £218,200 | £378,767 | 432 |
| 2005 | £183,200 | £326,022 | 384 |
| 2004 | £180,000 | £326,915 | 450 |
| 2003 | £172,000 | £316,866 | 388 |
| 2002 | £160,000 | £301,039 | 444 |
| 2001 | £130,000 | £249,918 | 350 |
| 2000 | £113,000 | £221,763 | 394 |
| 1999 | £82,500 | £164,418 | 420 |
| 1998 | £82,000 | £165,523 | 407 |
| 1997 | £66,000 | £135,353 | 413 |
| 1996 | £60,000 | £126,537 | 301 |
| 1995 | £58,500 | £127,170 | 269 |
In cash terms the typical SW16 2 home went from £58,500 in 1995 to £475,000 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 274%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2017. The market now sits about 21% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SW16 2 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2000 (+37.0% on the year before); the weakest, 2022 (−7.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SW16 2 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +12.1% | +9.5% |
| 5 years (since 2021) | +0.6% | −4.0% |
| 10 years (since 2016) | +1.7% | −1.6% |
| 20 years (since 2006) | +4.0% | +1.1% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
How many homes change hands in SW16 2
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
SW16 2 recorded 97 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 405 sales a year before the financial crisis and 205 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What homes rent for around SW16 2
For renting purposes SW16 2 sits in Lambeth. The ONS average private rent there is £2,527 a month (May 2026). The spread runs from £1,882 a month for a typical one-bed to £3,725 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Lambeth
ONS Price Index of Private Rents, May 2026.
£2,527 a month is £30,324 a year, which against the £475,000 median sold price makes a gross yield of 6.4%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Common questions on SW16 2 (Streatham)
Is SW16 2 (Streatham) a good place to buy a house?
How much did a house sell for in SW16 2 (Streatham)?
Are property prices falling in SW16 2 (Streatham)?
Where do SW16 2 prices go next?
The record answers a different question than "what happens next": the median is up 3% over five years in cash but down 18% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
SW16's current homes for sale
The live side of the market holds 525 homes at the moment, listed by 14 agents publishing to HomesIndex.
These cover the whole SW16 district, not just SW16 2: live asking prices are collected per district.
38% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Becmead Avenue, London, SW16
- 124b Greyhound Lane, London, London
- Veronica Gardens, Streatham Vale, London
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every SW16 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Moving up a bedroom in SW: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the SW area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | — | £1,050,000 | £1,797,500 (+71%) | £2,600,000 (+45%) |
| Semi-detached | £478,500 | £645,000 (+35%) | £850,000 (+32%) | £1,200,000 (+41%) | £1,800,000 (+50%) |
| Terraced | £535,000 | £685,000 (+28%) | £850,000 (+24%) | £1,210,000 (+42%) | £1,680,000 (+39%) |
| Flat | £428,000 | £590,000 (+38%) | £900,000 (+53%) | £1,850,000 (+106%) | £3,700,000 (+100%) |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the SW area is the point: the same five years treated these districts very differently.
Winners and losers across the SW area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in SW16
A few minutes' walk can separate two very different markets. Here are SW16's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SW16 1 | £487,500 | 56 |
| SW16 3 | £739,000 | 18 |
| SW16 4 | £450,000 | 31 |
| SW16 5 | £502,500 | 70 |
| SW16 6 | £495,000 | 71 |
Zoom out to the full SW16 district report for the type split, monthly volumes and how SW16 compares with its neighbours.
Selling a home in SW16 2? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SW16 2, open the average prices map and zoom from the SW16 2 shading down to the sold homes on your own street. Every recorded SW16 2 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim SW16 2.
Dig further
Behind the answers sits the same Land Registry record as this page, with SW16 2 already set as the subject. Free, one click sign in.
The live map plots every individual SW16 2 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.