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Streatham market report SW16 5, London
The standing SW16 5 (Streatham) property market report, rebuilt from the full public record every month. Everything below comes from 7,994 sales recorded by HM Land Registry in SW16 5 (London) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for SW16 5 (London) is £502,500, from 70 registered sales, up 5% on five years earlier; the mean is £529,100, and by floor area homes here have averaged about £6,320 per square metre over the last five years. Behind the figures sit 7,994 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
A postcode sector like SW16 5 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 5 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.
What buyers actually paid in SW16 5
The SW16 5 median stands at £502,500 for 2026, built from 70 registered sales; the mean, the figure usually quoted as the "average house price", is £529,100, modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in SW16 5
The last five years of sales put SW16 5 at roughly £6,320 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
For scale: the England and Wales median is £285,000, so SW16 5 trades 76% above the country as a whole.
A typical SW16 5 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £502,500 | £502,500 | 70 |
| 2025 | £500,000 | £511,957 | 174 |
| 2024 | £500,000 | £531,603 | 177 |
| 2023 | £505,100 | £554,982 | 147 |
| 2022 | £507,500 | £595,102 | 186 |
| 2021 | £480,000 | £607,742 | 213 |
| 2020 | £475,000 | £616,322 | 155 |
| 2019 | £445,000 | £583,288 | 159 |
| 2018 | £415,000 | £553,203 | 171 |
| 2017 | £449,000 | £612,391 | 198 |
| 2016 | £440,000 | £615,564 | 223 |
| 2015 | £400,000 | £565,200 | 230 |
| 2014 | £342,000 | £485,187 | 265 |
| 2013 | £275,000 | £395,698 | 343 |
| 2012 | £250,000 | £367,969 | 221 |
| 2011 | £241,500 | £364,572 | 149 |
| 2010 | £243,900 | £382,498 | 152 |
| 2009 | £215,000 | £345,614 | 96 |
| 2008 | £245,000 | £401,607 | 145 |
| 2007 | £249,000 | £422,373 | 410 |
| 2006 | £221,800 | £385,016 | 352 |
| 2005 | £217,000 | £386,173 | 297 |
| 2004 | £209,000 | £379,585 | 314 |
| 2003 | £190,000 | £350,026 | 362 |
| 2002 | £163,000 | £306,683 | 390 |
| 2001 | £138,000 | £265,298 | 360 |
| 2000 | £124,000 | £243,350 | 351 |
| 1999 | £96,000 | £191,323 | 424 |
| 1998 | £86,000 | £173,597 | 346 |
| 1997 | £74,400 | £152,579 | 320 |
| 1996 | £62,000 | £130,755 | 340 |
| 1995 | £62,000 | £134,778 | 254 |
In cash terms the typical SW16 5 home went from £62,000 in 1995 to £502,500 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 273%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 18% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SW16 5 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 (+29.2% on the year before); the weakest, 2009 (−12.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +0.5% | −1.8% |
| 5 years (since 2021) | +0.9% | −3.7% |
| 10 years (since 2016) | +1.3% | −2.0% |
| 20 years (since 2006) | +4.2% | +1.3% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
How many homes change hands in SW16 5
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 5 recorded 70 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 355 sales a year before the financial crisis and 151 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 5
SW16 5 falls under Lambeth, where the ONS puts the average private rent at £2,527 a month (May 2026 figures). 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 £502,500 median sold price makes a gross yield of 6.0%. 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.
SW16 5 (Streatham): the questions that come up
Is SW16 5 (Streatham) a good place to buy a house?
How much did a house sell for in SW16 5 (Streatham)?
Are property prices falling in SW16 5 (Streatham)?
Will SW16 5 prices rise from here?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 5% over five years in cash but down 17% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
On the market in SW16 today
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 5: live asking prices are collected per district.
38% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
- Becmead Avenue, London, SW16
- 124b Greyhound Lane, London, London
- Veronica Gardens, Streatham Vale, London
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
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
What homes of each size actually sold for across the SW area, from the Land Registry record. 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%) |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
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
The districts that gained and lost most in cash terms, each row linking through to its own 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 2 | £475,000 | 97 |
| SW16 3 | £739,000 | 18 |
| SW16 4 | £450,000 | 31 |
| 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 in SW16 5? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SW16 5's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working SW16 5: the featured spot on this report is free for founding agents, one per district. Claim SW16 5.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SW16 5. Free, with a one click sign in.
The live map plots every individual SW16 5 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.