Kennington · Lambeth · Vauxhall and Camberwell Green constituency · 51.48692, -0.10969

SE11 4AR— Kennington, Lambeth

Location and area intelligence for SE11 4AR, Kennington, Lambeth

The family fortress

 

Top 10% LondonSchools 85%Safety 74/100Transport 65/100~2% yield · indicativeOnly 4 sales — thin data

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
73
Safety
74
Schools
95
Transport
65
Environment
64
Investment
41

The bottom line

SE11 4AR offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Young professionals.

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Location

SE11 4AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.4% vs London avg
vs London crime+65.0% vs London avg

Deep-dive guides for SE11 4AR

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

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“The family fortress”

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How SE11 4AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Henry Fawcett Primary School

Good · Inspected Jun 2024 · 4 min walk

KS2: 102.2

★★★

Secondary

Lilian Baylis Technology School

Outstanding · Inspected Feb 2023 · 7 min walk

P8: 0.00A8: 46.2

100% of local schools rated Good or Outstanding · based on 33 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Ethelred Nursery School and Children's Centre

Not inspected · 6 min walk

12 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

107.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+34% vs borough

Crime by type

Other28%
Theft18%
Violence & sexual offences16%
Anti-social behaviour14%
Burglary11%
Robbery6%
Drug offences4%
Vehicle crime3%

Road safety

100

Road safety score

0

Accidents (5yr)

8

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lambeth Fire Station · 1.0km

Crime is +65% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)4
New build0.0%
Price per m²£8,852/m²
Price per ft²£822/ft²
Avg floor area103.7 m²

EPC breakdown

C
7%
D
13%
E
4%
F
1%
G
1%

Based on 26 properties · Confidence: medium

Street mix

Semi 2%Terraced 32%Flat 66%

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
Rebuild cost estimate£259,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9.6%

Total change

+1446%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.5%

per year

Acceleration

-38.24

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 50 sales

Property Type Mix

Total: 50 sales

Semi-detached2%
Terraced32%
Flat/maisonette66%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£353k+442.3%3
Post-dot-com plateau2001–2004£354k£250k-29.3%2.2
Pre-crash peak2005–2007£500k£385k-23%2
GFC & correction2008–2012£321k£618k+92.4%2
Help-to-Buy recovery2013–2016£850k£511k-39.9%1.7
Brexit uncertainty2017–2018£558k£591k+6%2
Pandemic surge2020–2021£770k£620k-19.5%1.5
Rate-rise correction2022–2022£663k£663k+0%1
Current market2024–2025£953k£1.00m+5.5%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
9.7%
District
9.7%
Terraced+0% α
Local
11.1%
District
11.1%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Kennington Underground StationNorthern line
3.6 min walk
Elephant & Castle

Nearby stations

Kennington Underground StationNorthern
4 min walk
Oval Underground StationNorthern
7 min walk
Vauxhall Underground StationVictoria
13 min walk
Elephant & Castle Underground StationBakerloo · Northern
13 min walk
Elephant & CastleNational Rail
14 min walk
No bus stops within 400m

65

Walkability score

330

Footpaths (500m)

22

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge26 min ↓
Victoria31 min ↓
Waterloo ★23 min
Canary Wharf38 min ↓
City30 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

55

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)33
Nearest car park107m
Santander docks (800m)22
Nearest cycle dock0.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 17.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.2 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 70%
More green space than 83% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 10.0 km

Energy

Solar: 856 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

VASSALL MEDICAL CENTRE

DOCTORS SURGERY, 89 VASSALL ROAD, SW9 6NA

13 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 1.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

180

Parks (1km)

23

Restaurants (800m)

17

Cafes (800m)

6

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

14

Sports (1km)

3

Convenience

Nearest supermarketTesco · 371 m
6 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

C

0

Libraries (1km)

0

Cinemas (2km)

258m

Post office

Nearby shops

Londis194 m
Beefeater Gin Distillery289 m
Tesco Express320 m
Payless332 m

Nearby cafes

Sally White102 m
Urban Botanica139 m
i due amici141 m
Vanilla Black Coffee & Books143 m

Nearby restaurants

Gandhi's106 m
Pizza Hut Delivery110 m
Sushi Essence133 m
PizzaExpress135 m

Nearby pubs

The White Bear115 m
The Cock Tavern140 m
The Prince of Wales156 m
The Tommyfield207 m

Nearby gyms

Oliveira Team Brazilian Jiu Jitsu307 m
Snap Fitness668 m
Black Prince Community Hub675 m
VauxWall East Climbing Centre691 m

Nearby pharmacies

MedipharmacyGroup303 m
Tesco Pharmacy376 m
Maddock Pharmacy688 m
Vitellow Pharmacy768 m

Nearby health

Kennington Chiropody Surgery147 m
Dental Practice150 m
Kennington Dental Surgery337 m
Hurley Clinic Kennington GP Surgery466 m
Food hygiene (5-star)57% of 122

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

41

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,800London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score24/100
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

62.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score49/100
Bakerloo Extension route1,188m
Crossrail 2 route2,561m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,704 nationally

1,851

Est. population

13,981/km²

74%

Employed

68%

Degree educated

£45,100

Median income

7.1%

Claimant rate

Urban coreHigh densityYoung professionals

37

Community stability

Age profile

36%
24%
19%
Under 1812%
18–3436%
35–4924%
50–6419%
65+9%

Tenure

17%
22%
35%
23%
Own outright17%
Own (mortgage)22%
Private rent35%
Social rent23%
Shared ownership3%
Rent free0%

Ethnicity

50%
20%
14%
White British50%
White Other20%
Asian4%
Black14%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine11%
No car household64%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent35%
Social rent23%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
127
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
51
Planning apps (3 years)
6
Local approval rate
90%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
35
Largest scheme
214 homes · Site Of Kerrin Point, Site Of Kerrin Point, Hotspur Street, SE11
Pipeline pressure
NONE

Named schemes (500m)

Site Of Kerrin Point, Site Of Kerrin Point, Hotspur Street, SE11214 homes
completed
SALTASH HOUSE SITE, PENWITH MANOR ESTATE, SALTASH HOUSE SITE, PENWITH MANOR ESTATE, KENNINGS WAY, OTHELLO CLOSE, SE1198 homes
completed
IMPERIAL COURT (NAAFI), 225, IMPERIAL COURT (NAAFI), 225, KENNINGTON LANE, SE11 5QU83 homes
completed
Penzance House, Penzance House, Seaton Close, 6 and 7 Tavy Close, SE11 4EX75 homes
completed
PENRYN HOUSE, PENWITH MANOR ESTATE, PENRYN HOUSE, PENWITH MANOR ESTATE, KENNINGTON PARK ROAD, SE1166 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.3%
Ward turnout
117%
Election year
2026
MP
Florence Eshalomi (Labour (Co-op))
MP majority
15,112
Constituency
Vauxhall and Camberwell Green

Councillors

David Robert AmosLabour
Dominic John LynchLabour
Joanne Naomi SimpsonLabour

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Key facts for SE11 4AR

Full postcodeSE11 4AR
Postcode districtSE11
BoroughLondon Borough of Lambeth
WardKennington
Latitude51.486920
Longitude-0.109694
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