Kennington · Lambeth · Vauxhall and Camberwell Green constituency · 51.48442, -0.11292

SE11 5BU— Kennington, Lambeth

Location and area intelligence for SE11 5BU, Kennington, Lambeth

High-connectivity investment target

 

Schools 90%Safety 69/100Transport 66/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
67
Safety
69
Schools
95
Transport
66
Environment
64
Investment
67

The bottom line

SE11 5BU offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Young professionals.

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Location

SE11 5BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+7.4% vs London avg
vs London crime+111.0% vs London avg

Deep-dive guides for SE11 5BU

🛡️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 SE11 5BU 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 · 1 min walk

KS2: 102.2

★★★

Secondary

Lilian Baylis Technology School

Outstanding · Inspected Feb 2023 · 5 min walk

P8: 0.00A8: 46.2

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Ethelred Nursery School and Children's Centre

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

136.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+71% vs borough

Crime by type

Other30%
Violence & sexual offences23%
Theft15%
Anti-social behaviour14%
Drug offences6%
Burglary6%
Robbery4%
Vehicle crime3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lambeth Fire Station · 1.1km

Crime is +111% 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.

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,104/m²
Price per ft²£567/ft²
Avg floor area55.3 m²

EPC breakdown

C
29%
D
4%

Based on 33 properties · Confidence: high

Street mix

Semi 4%Flat 96%

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£138,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+6.1%

Total change

+400%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.6%

per year

Acceleration

+13.92

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached4.5%
Flat/maisonette95.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£68k£84k+23.5%1.5
Post-dot-com plateau2002–2004£134k£158k+18.2%1.5
Pre-crash peak2005–2007£177k£234k+32%1
GFC & correction2008–2011£233k£205k-11.8%1
Help-to-Buy recovery2013–2013£280k£280k+0%3
Brexit uncertainty2017–2019£330k£365k+10.6%1.7
Pandemic surge2021–2021£390k£390k+0%2
Current market2024–2025£338k£340k+0.6%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.2%
District
7.2%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
Oval Underground StationNorthern line
3.5 min walk
Vauxhall

Nearby stations

Oval Underground StationNorthern
4 min walk
Kennington Underground StationNorthern
8 min walk
VauxhallNational Rail
9 min walk
Vauxhall Underground StationVictoria
10 min walk
Nine Elms Underground StationNorthern
15 min walk
No bus stops within 400m

67

Walkability score

370

Footpaths (500m)

22

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge27 min ↓
Victoria ★22 min
Waterloo25 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)

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Parking & EV

Car parks, spaces and charging points

54

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)65
Nearest car park214m
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: 0.3 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 55%
More green space than 85% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 10.1 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

10 min walk

76%

Recommend GP

76%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

212

Parks (1km)

37

Restaurants (800m)

20

Cafes (800m)

4

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

13

Sports (1km)

4

Convenience

Nearest supermarketTesco · 302 m
6 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D

0

Libraries (1km)

0

Cinemas (2km)

165m

Post office

Nearby shops

Beefeater Gin Distillery126 m
TR Local Express153 m
Oval News270 m
Payless358 m

Nearby cafes

Collective Cakes153 m
The Ovalhouse Cafe220 m
Sexi Coffi291 m
Urban Botanica310 m

Nearby restaurants

Taro170 m
Papa John's231 m
Sushi Essence259 m
Windmill Fish Bar332 m

Nearby pubs

The Cock Tavern244 m
The Pilgrim265 m
The Hanover Arms338 m
The Derby363 m

Nearby gyms

Damos Personal Training419 m
PureGym500 m
Oliveira Team Brazilian Jiu Jitsu519 m
VauxWall West Climbing Centre698 m

Nearby pharmacies

MedipharmacyGroup171 m
Tesco Pharmacy299 m
Vitellow Pharmacy435 m
Millennium Pharmacy683 m

Nearby health

Kennington Dental Surgery159 m
The Oval Dental Clinic348 m
Kennington Chiropody Surgery371 m
The Monteiro Clinic373 m
Food hygiene (5-star)50% of 161

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

67

Investment score

Good

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
6.3% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

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

4/100

Velocity score

Future outlook

61.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score49/100
Bakerloo Extension route1,544m
Crossrail 2 route2,474m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,200 nationally

1,432

Est. population

10,985/km²

67%

Employed

52%

Degree educated

£45,100

Median income

7.2%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

33

Community stability

Age profile

18%
39%
20%
17%
Under 1818%
18–3439%
35–4920%
50–6417%
65+7%

Tenure

31%
50%
Own outright8%
Own (mortgage)12%
Private rent31%
Social rent50%

Ethnicity

33%
18%
27%
White British33%
White Other18%
Asian5%
Black27%
Mixed10%
Other8%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine21%
No car household67%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Social rent50%
Private rent31%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
127
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
52
Planning apps (3 years)
4
Local approval rate
89%
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)
5
Largest scheme
214 homes · Site Of Kerrin Point, Site Of Kerrin Point, Hotspur Street, SE11
Pipeline pressure
NONE

Named schemes (500m)

IMPERIAL COURT (NAAFI), 225, IMPERIAL COURT (NAAFI), 225, KENNINGTON LANE, SE11 5QU83 homes
completed
BELGRAVE HOSPITAL, BELGRAVE HOSPITAL, CLAPHAM ROAD, SW950 homes
completed
FORMER VAUXHALL MANOR SCHOOL, FORMER VAUXHALL MANOR SCHOOL, KENNINGTON ROAD, SE1139 homes
completed
190 - 196, 190 - 196, Kennington Park Road, SE11 4BT28 homes
completed
405, 405, Kennington Road, SE11 4PT20 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 5BU

Full postcodeSE11 5BU
Postcode districtSE11
BoroughLondon Borough of Lambeth
WardKennington
Latitude51.484418
Longitude-0.112923
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