Waterloo & South Bank · Lambeth · Vauxhall and Camberwell Green constituency · 51.50548, -0.11485

SE1 8YS— Waterloo & South Bank, Lambeth

Location and area intelligence for SE1 8YS, Waterloo & South Bank, Lambeth

City living at its best

 

Schools 50%Safety 42/100Transport 71/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Commuters, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
42
Schools
46
Transport
71
Environment
62
Investment
52

The bottom line

SE1 8YS offers fast broadband and good transport links — strong value for Commuters and Young professionals who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

SE1 8YS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+0.2% vs London avg
vs London crime+314.0% vs London avg

Deep-dive guides for SE1 8YS

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

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“City living at its best”

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How SE1 8YS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

Oasis Academy South Bank Primary

Not yet inspected · 7 min walk

KS2: 103.2

★

Secondary

London Nautical, City of London Academy

Requires Improvement · Inspected Jun 2023 · 6 min walk

50% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Ethelred Nursery School and Children's Centre

Not inspected · 20 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

High crime

269.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 912.5%

+236% 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%
Theft25%
Violence & sexual offences15%
Anti-social behaviour15%
Robbery6%
Burglary3%
Drug offences3%
Vehicle crime1%

Stop & search

3.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

11

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Lambeth Fire Station · 1.5km

Crime is +314% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£9,370/m²
Price per ft²£870/ft²
Avg floor area58.2 m²

EPC breakdown

B
8%
C
70%
D
4%
E
1%

Based on 83 properties · Confidence: high

Street mix

Flat 100%

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 yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£145,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,669
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+3.8%

Total change

+188%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.4%

per year

Acceleration

+21.46

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 160 sales

Property Type Mix

Total: 160 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£191k£216k+13.1%21.8
Post-dot-com plateau2001–2004£289k£269k-7%5.5
Pre-crash peak2005–2007£415k£372k-10.2%4.3
GFC & correction2008–2011£425k£588k+38.4%2
Help-to-Buy recovery2013–2015£575k£843k+46.5%3
Brexit uncertainty2017–2019£795k£465k-41.5%2
Pandemic surge2020–2021£715k£505k-29.4%3
Rate-rise correction2022–2023£500k£528k+5.5%2.5
Current market2024–2025£485k£550k+13.4%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.5% alpha

Flat/maisonette-1.5% α
Local
3.8%
District
5.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 82% of London
WaterlooJubilee line
2 min walk
London Waterloo→ Waterloo
0 min

Nearby stations

Waterloo Underground StationWaterloo & City · Northern
3 min walk
London WaterlooNational Rail
3 min walk
Embankment Underground StationDistrict · Circle
7 min walk
Temple Underground StationCircle · District
8 min walk
Southwark Underground StationJubilee
8 min walk
25 bus routes · 10 stops within 400m · 101 buses/hr peak

90

Walkability score

481

Footpaths (500m)

46

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge18 min ↓
Victoria21 min ↓
Waterloo ★8 min
Canary Wharf29 min ↓
City24 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

7

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)90
Nearest car park239m
Santander docks (800m)46
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Waterloo Upper Marsh90 spaces· yes
699m

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: 22.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 87% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCongestion charge zone✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 40%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 7.9 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 yield851.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

NORFOLK & WAVENEY LIVI PRIM CARE SYS1

CAPITAL TOWER, 91 WATERLOO ROAD, SE1 8RT

5 min walk

23

GPs within 1km

5

Dentists within 1km

Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 883 m
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

146

Parks (1km)

110

Restaurants (800m)

54

Cafes (800m)

9

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

10

Sports (1km)

1

Convenience

Nearest supermarketM&S Foodhall · 281 m
4 tennis courts2 sports halls

Nightlife (500m)

1

Nightclubs

10

Late-night venues

B

2

Libraries (1km)

9

Cinemas (2km)

251m

Post office

Nearby shops

AP Food Express Central347 m
Elegance Food Metro394 m
Sainsbury's Local404 m
Tesco Express422 m

Nearby cafes

BFI Café94 m
Hayward Gallery Cafe101 m
Imax Cafe127 m
Riverside Terrace Cafe169 m

Nearby restaurants

PizzaExpress27 m
Brasserie Blanc30 m
Boulebar South Bank91 m
The Green Room99 m

Nearby pubs

Waterloo Tap99 m
BFI Bar125 m
Queen Elizabeth Roof Garden & Bar163 m
Hole In the Wall172 m

Nearby gyms

Kinetic238 m
PureGym410 m
House of Vans London547 m
Virgin Active667 m

Nearby pharmacies

Boots296 m
the pharmacy684 m
Cam Pharmacy942 m
Lambeth Pharmacy1.1 km

Nearby health

tooth Dental Care516 m
tooth Specialist Dental Centre541 m
Embankment Place Primary Healthcare665 m
St Thomas' Hospital760 m
Food hygiene (5-star)73% of 299

Business

Local businesses registered here

Active businesses
24
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

28 AEGIS ADVISORY LTD
CITYROOMZ EDINBURGH LTD
J G FINANCIAL TRAINING LIMITED
SHAOXING TANGSILK TEXTILE CO LTD
SHINE ALIGN LIMITED

+15 more

Investment

Investment grade, yield and market outlook

52

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 score50/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months2

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

17/100

Velocity score

Future outlook

78.3

Price growth score

B
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score54/100
Bakerloo Extension route1,481m
Crossrail 2 route1,751m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,431 nationally

1,203

Est. population

12,831/km²

47%

Employed

44%

Degree educated

£42,100

Median income

3.0%

Claimant rate

Inner cityHigh densityMixed

31

Community stability

Age profile

26%
37%
15%
Under 1826%
18–3437%
35–4915%
50–6413%
65+10%

Tenure

15%
40%
37%
Own outright15%
Own (mortgage)8%
Private rent40%
Social rent37%
Shared ownership1%

Ethnicity

33%
21%
20%
15%
White British33%
White Other21%
Asian20%
Black15%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine10%
No car household66%
Unemployed7%
No qualifications9%

Housing tenure (Census 2021)

Private rent40%
Social rent37%

vs. London

Income vs London+0.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
108
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
12
Local approval rate
77%
Borough approval rate
65%
Opportunity area
Waterloo
Central activities zone
Yes
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
1
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)

SHELL CENTRE DOWNSTREAM BUILDING, 5, SHELL CENTRE DOWNSTREAM BUILDING, 5, BELVEDERE ROAD, SE1 7PJ350 homes
completed
CAR PARK, CAR PARK, COIN STREET, SE159 homes
completed
SHELL CENTRE DOWNSTREAM BUILDING, 5, SHELL CENTRE DOWNSTREAM BUILDING, 5, BELVEDERE ROAD, SE1 7PJ24 homes
completed
NORTH BLOCK, COUNTY HALL, NORTH BLOCK, COUNTY HALL, CHICHELEY STREET, SE110 homes
completed
39, 40, Cornwall Road, SE1 8TJ5 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 8YS

Full postcodeSE1 8YS
Postcode districtSE1
BoroughLondon Borough of Lambeth
WardWaterloo & South Bank
Latitude51.505483
Longitude-0.114849
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