Waterloo & South Bank · Lambeth · Vauxhall and Camberwell Green constituency · 51.49882, -0.11158

SE1 7XT— Waterloo & South Bank, Lambeth

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

High-connectivity investment target

 

Schools 60%Safety 9/100Transport 67/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Young professionals

Compare areas

Strong, well-rated schools set this area apart

Liveability
57
Safety
9
Schools
100
Transport
67
Environment
64
Investment
51

The bottom line

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

The catches: very high noise — check proximity to rail lines and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

SE1 7XT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+0.2% vs London avg
vs London crime+620.0% vs London avg

Deep-dive guides for SE1 7XT

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks⚠️ Very high crime🍕 Buzzing

“High-connectivity investment target”

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How SE1 7XT 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 · 3 min walk

KS2: 103.2

★★★

Secondary

Oasis Academy South Bank

Outstanding · Inspected May 2024 · 1 min walk

P8: +0.80A8: 53.3

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Ethelred Nursery School and Children's Centre

Not inspected · 11 min walk

6 primaries · 4 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Very high crime

468.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 598.7%

+485% 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

Other39%
Theft19%
Violence & sexual offences16%
Anti-social behaviour12%
Robbery7%
Drug offences3%
Burglary3%
Vehicle crime1%

Stop & search

6.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lambeth Fire Station · 956m

Crime is +620% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£9,657/m²
Price per ft²£897/ft²
Avg floor area39.6 m²

EPC breakdown

A
1%
B
14%
C
21%
D
4%

Based on 40 properties · Confidence: high

Street mix

Flat 69%Other 31%

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£99,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully triple glazed
Council tax band Band EAnnual charge £2,259
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2025 · CAGR

+7.8%

Total change

+386%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.0%

per year

Acceleration

-33.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 22 sales

Property Type Mix

Total: 22 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£81k£81k+0%1
Pre-crash peak2005–2007£81k£272k+234.8%1.7
GFC & correction2009–2011£290k£113k-61.2%1
Help-to-Buy recovery2013–2015£198k£415k+110%2.3
Brexit uncertainty2017–2019£131k£400k+204.8%1
Pandemic surge2020–2020£470k£470k+0%1
Current market2025–2025£395k£395k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
4.1%
District
3.3%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 77% of London
Lambeth North Underground StationBakerloo line
0.5 min walk
London Waterloo→ Waterloo
0 min

Nearby stations

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

76

Walkability score

634

Footpaths (500m)

36

Santander docks (800m)

0.0 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

24

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)90
Nearest car park244m
Santander docks (800m)36
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Waterloo Upper Marsh90 spaces· yes
287m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCongestion charge zone✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 70%
More green space than 83% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 8.7 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

WATERLOO HEALTH CENTRE

114-118 LOWER MARSH, WATERLOO, SE1 7AE

3 min walk

23

GPs within 1km

12

Dentists within 1km

1

Care homes (1km)

Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 518 m
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

219

Parks (1km)

86

Restaurants (800m)

50

Cafes (800m)

13

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

13

Convenience

Nearest supermarketGreensmiths · 240 m
7 tennis courts5 sports halls

Nightlife (500m)

1

Nightclubs

14

Late-night venues

B

2

Libraries (1km)

1

Cinemas (2km)

162m

Post office

Nearby shops

Costcutter96 m
Tesco Express96 m
Sainsbury's Local114 m
Hooks News Agent & Off License118 m

Nearby cafes

The Hub66 m
Costa70 m
ila Desserts Café171 m
Tea Talk181 m

Nearby restaurants

Cotto79 m
Joy Taste84 m
Pizza & Chicken Palace102 m
Pret A Manger121 m

Nearby pubs

The Hercules91 m
Crown & Cushion180 m
The Steam Engine224 m
Unwined in Waterloo232 m

Nearby gyms

House of Vans London268 m
PureGym579 m
LSBU Active Gym & Sports Centre645 m
Kinetic744 m

Nearby pharmacies

Cam Pharmacy184 m
Boots280 m
Lambeth Pharmacy313 m
St George793 m

Nearby health

SE1 Dental200 m
Cambian Churchill226 m
tooth Specialist Dental Centre234 m
tooth Dental Care299 m
Food hygiene (5-star)73% of 262

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

DR ANNA JANSSEN LTD
LIVE AND LEARN LONDON LTD
STRICTLY GARDENING SERVICES LTD

Investment

Investment grade, yield and market outlook

51

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 score45/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

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

8/100

Velocity score

Future outlook

73.6

Price growth score

B
Medium

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score58/100
Bakerloo Extension route859m
Crossrail 2 route2,126m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,105 nationally

2,283

Est. population

6,750/km²

61%

Employed

60%

Degree educated

£42,100

Median income

4.2%

Claimant rate

Inner cityMedium densityYoung professionals

25

Community stability

Age profile

15%
43%
21%
14%
Under 1815%
18–3443%
35–4921%
50–6414%
65+9%

Tenure

49%
32%
Own outright8%
Own (mortgage)10%
Private rent49%
Social rent32%
Shared ownership2%
Rent free0%

Ethnicity

28%
21%
19%
19%
White British28%
White Other21%
Asian19%
Black19%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine14%
No car household76%
Unemployed7%
No qualifications12%

Housing tenure (Census 2021)

Private rent49%
Social rent32%

vs. London

Income vs London+0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
125
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
19
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)
3
Largest scheme
411 homes · NORTH AND SOUTH BLOCK, COUNTY HALL, NORTH AND SOUTH BLOCK, COUNTY HALL, YORK ROAD, CHICHELEY STREET, 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
LAND B/B PEARMAN STREET, LAND B/B PEARMAN STREET, WESTMINSTER BRIDGE ROAD, EMERY STREET & MORLEY STREET, SE117 homes
completed
158-162, 158-162, Westminster Bridge Road, SE1 7RW14 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 7XT

Full postcodeSE1 7XT
Postcode districtSE1
BoroughLondon Borough of Lambeth
WardWaterloo & South Bank
Latitude51.498821
Longitude-0.111579
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