Waterloo & South Bank · Lambeth · Vauxhall and Camberwell Green constituency · 51.49732, -0.11033

SE1 7HL— Waterloo & South Bank, Lambeth

Location and area intelligence for SE1 7HL, Waterloo & South Bank, Lambeth

High-connectivity investment target

 

Schools 78%Safety 48/100Transport 66/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Young professionals

Compare areas

Strong, well-rated schools set this area apart

Liveability
64
Safety
48
Schools
100
Transport
66
Environment
64
Investment
44

The bottom line

SE1 7HL offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Young professionals who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

SE1 7HL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.2% vs London avg
vs London crime+256.0% vs London avg

Deep-dive guides for SE1 7HL

🛡️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 SE1 7HL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Oasis Academy South Bank Primary

Not yet inspected · 5 min walk

KS2: 103.2

★★★

Secondary

Oasis Academy South Bank

Outstanding · Inspected May 2024 · 2 min walk

P8: +0.80A8: 53.3

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Ethelred Nursery School and Children's Centre

Not inspected · 9 min walk

6 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

231.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 370.3%

+189% vs borough

Note: this postcode is in the Central Activities Zone — London's business and visitor core. Crime is counted per resident, but the daytime and visitor population here is many times the resident count, so these figures reflect footfall, not residential risk.

Crime by type

Other32%
Anti-social behaviour20%
Theft18%
Violence & sexual offences16%
Burglary5%
Robbery4%
Drug offences3%
Vehicle crime3%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

8

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lambeth Fire Station · 915m

Crime is +256% above 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.

SE1 district median

£600,000

Based on 471 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£10,471/m²
Price per ft²£973/ft²
Avg floor area73.4 m²

EPC breakdown

B
1%
C
18%
D
14%

Based on 33 properties · Confidence: high

Street mix

Terraced 17%Flat 83%

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 yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£183,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
RoofFlat, limited insulation (assumed)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8%

Total change

+900%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.2%

per year

Acceleration

-25.94

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 23 sales

Property Type Mix

Total: 23 sales

Terraced17.4%
Flat/maisonette82.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£80k£155k+93.8%1.4
Post-dot-com plateau2001–2002£239k£270k+13.1%1.5
Pre-crash peak2007–2007£385k£385k+0%1
GFC & correction2010–2012£475k£498k+4.8%1
Help-to-Buy recovery2013–2016£575k£780k+35.7%1
Brexit uncertainty2017–2019£767k£725k-5.5%1
Pandemic surge2021–2021£728k£728k+0%2
Rate-rise correction2022–2023£600k£775k+29.2%1
Current market2025–2025£800k£800k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Flat/maisonette+0.9% α
Local
7.4%
District
6.5%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing1
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
Lambeth NorthBakerloo line
1.7 min walk
London Waterloo→ Waterloo
0 min

Nearby stations

Lambeth North Underground StationBakerloo
3 min walk
London WaterlooNational Rail
9 min walk
Waterloo Underground StationWaterloo & City · Northern
9 min walk
Elephant & Castle Underground StationBakerloo · Northern
9 min walk
Southwark Underground StationJubilee
11 min walk
No bus stops within 400m

72

Walkability score

563

Footpaths (500m)

39

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge27 min ↓
Victoria20 min ↓
Waterloo ★18 min
Canary Wharf39 min ↓
City31 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

33

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)90
Nearest car park142m
Santander docks (800m)39
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Waterloo Upper Marsh90 spaces· yes
427m

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: 26.0 µg/m³ · PM2.5: 17.0 µg/m³
Better than 81% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCongestion charge zone✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 8.9 km

Energy

Solar: 856 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield856.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LAS S.E. LONDON IUC CAS

220 WATERLOO ROAD, SE1 8SD

4 min walk

23

GPs within 1km

13

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCambian Churchill · 50 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 600 m
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

207

Parks (1km)

82

Restaurants (800m)

45

Cafes (800m)

5

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

18

Sports (1km)

9

Convenience

Nearest supermarketSpar · 334 m
6 tennis courts7 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

C

0

Libraries (1km)

1

Cinemas (2km)

329m

Post office

Nearby shops

Fruit Cake Patisserie121 m
Xtra Save124 m
GAIL's140 m
Hooks News Agent & Off License152 m

Nearby cafes

The Songbird Cafe104 m
The Hub146 m
Museum Café175 m
Costa248 m

Nearby restaurants

碳鲜生（柒味）Mr Charcoal Restaurant185 m
Joy Taste212 m
Cotto236 m
La Parma Pizzeria239 m

Nearby pubs

The Three Stags96 m
The Steam Engine167 m
The Hercules182 m
The Tankard223 m

Nearby gyms

House of Vans London452 m
LSBU Active Gym & Sports Centre540 m
VauxWall East Climbing Centre629 m
The Castle697 m

Nearby pharmacies

Cam Pharmacy121 m
Lambeth Pharmacy182 m
Boots459 m
St George646 m

Nearby health

Cambian Churchill50 m
SE1 Dental122 m
Lambeth Walk Group Practice242 m
Waterloo Dental Surgery370 m
Food hygiene (5-star)70% of 238

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

MARIE LIMITED
MODERN SALT LTD
MOUNT GLOBAL LTD
STRATHEARN CAPITAL LIMITED
STRATHEARN LIMITED

Investment

Investment grade, yield and market outlook

44

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score40/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54.4

Price growth score

C
Medium

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score58/100
Bakerloo Extension route723m
Crossrail 2 route2,246m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,115 nationally

1,504

Est. population

12,044/km²

55%

Employed

46%

Degree educated

£42,100

Median income

8.4%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

41

Community stability

Age profile

17%
27%
21%
20%
15%
Under 1817%
18–3427%
35–4921%
50–6420%
65+15%

Tenure

16%
13%
20%
50%
Own outright16%
Own (mortgage)13%
Private rent20%
Social rent51%
Shared ownership1%
Rent free0%

Ethnicity

35%
20%
21%
White British35%
White Other20%
Asian10%
Black21%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine20%
No car household71%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Social rent51%
Private rent20%

vs. London

Income vs London+0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
113
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
8
Local approval rate
74%
Borough approval rate
65%
Opportunity area
No
Central activities zone
Yes
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
2
Largest scheme
336 homes · 128-150, 128-150, BLACKFRIARS ROAD, SE1
Pipeline pressure
LOW

Named schemes (500m)

CENTURY HOUSE, 100, CENTURY HOUSE, 100, WESTMINSTER BRIDGE ROAD, SE1236 homes
completed
126-156, 126-156, WESTMINSTER BRIDGE ROAD, SE1141 homes
completed
4-10, 4-10, LOWER MARSH, SE1139 homes
completed
ST OLAVES MANSIONS, ST OLAVES MANSIONS, WALNUT TREE WALK, SE1136 homes
completed
LAND B/B PEARMAN STREET, LAND B/B PEARMAN STREET, WESTMINSTER BRIDGE ROAD, EMERY STREET & MORLEY STREET, SE117 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
16.2%
Ward turnout
68%
Election year
2026
MP
Florence Eshalomi (Labour (Co-op))
MP majority
15,112
Constituency
Vauxhall and Camberwell Green

Councillors

Ibrahim DogusLabour
Doug BuistLib Dems

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Key facts for SE1 7HL

Full postcodeSE1 7HL
Postcode districtSE1
BoroughLondon Borough of Lambeth
WardWaterloo & South Bank
Latitude51.497317
Longitude-0.110330
Parliamentary constituencyVauxhall and Camberwell Green
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