Kennington · Lambeth · Vauxhall and Camberwell Green constituency · 51.48505, -0.11304

SE11 5SE— Kennington, Lambeth

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

High-connectivity investment target

 

Schools 91%Safety 63/100Transport 65/100Yield 4.70%

Best for: Young professionals

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Strong, well-rated schools set this area apart

Liveability
66
Safety
63
Schools
95
Transport
65
Environment
65
Investment
60

The bottom line

SE11 5SE offers exceptional schools (100% Good/Outstanding) at £460,000 median — a strong choice for Young professionals.

Less suited to Families.

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Location

SE11 5SE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-11.5% vs London avg
vs London income+16.4% vs London avg
vs London crime+171.0% vs London avg

Deep-dive guides for SE11 5SE

🛡️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 5SE 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 · 4 min walk

P8: 0.00A8: 46.2

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 · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

176.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+120% vs borough

Crime by type

Other30%
Violence & sexual offences19%
Anti-social behaviour18%
Theft16%
Robbery8%
Drug offences3%
Vehicle crime3%
Burglary3%

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 · 1.0km

Crime is +171% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£460,000

Median sale price

12% below London median

£460,000 is 12% below the London median (£520,000)

+13.8%

This year

Flat

Dominant type

Price history

5-year change
+4.0%
Sales (24 months)5
New build0.0%
Avg flat£460,000
Price per m²£8,846/m²
Price per ft²£822/ft²
Avg floor area51.8 m²

EPC breakdown

C
32%
D
27%
E
3%

Based on 62 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

Stamp duty

Standard buyer£10,500
First-time buyerFTB
£1,750
Additional propertyBTL/2nd
£24,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.4×

Price-to-income

£2,301/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Rebuild cost estimate£129,500
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.2%

Total change

+654%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.7%

per year

Acceleration

+36.96

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £450k–£500k · 105 sales

Property Type Mix

Total: 105 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£61k£105k+72.1%4.4
Post-dot-com plateau2001–2004£125k£190k+52.4%5.5
Pre-crash peak2005–2007£171k£224k+30.8%4.3
GFC & correction2008–2012£220k£251k+14.1%2.6
Help-to-Buy recovery2013–2016£250k£483k+93.2%1.8
Brexit uncertainty2017–2019£410k£396k-3.5%3
Pandemic surge2020–2021£333k£443k+33.1%3
Rate-rise correction2022–2023£377k£438k+16%3.5
Current market2024–2025£375k£460k+22.7%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.9%
District
7.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

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
Oval Underground StationNorthern line
4.3 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

69

Walkability score

369

Footpaths (500m)

25

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

58

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)65
Nearest car park220m
Santander docks (800m)25
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 AONB34% green spaceTree canopy: 64%
More green space than 89% 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

11 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 · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

209

Parks (1km)

38

Restaurants (800m)

20

Cafes (800m)

2

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

13

Sports (1km)

3

Convenience

Nearest supermarketTesco · 238 m
6 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

0

Libraries (1km)

0

Cinemas (2km)

176m

Post office

Nearby shops

Beefeater Gin Distillery55 m
TR Local Express204 m
Oval News340 m
Londis404 m

Nearby cafes

Collective Cakes206 m
Urban Botanica247 m
Sally White261 m
The Ovalhouse Cafe286 m

Nearby restaurants

Papa John's174 m
Taro184 m
Sushi Essence200 m
Windmill Fish Bar265 m

Nearby pubs

The Cock Tavern186 m
The Pilgrim195 m
The Beehive369 m
The White Bear402 m

Nearby gyms

Oliveira Team Brazilian Jiu Jitsu450 m
Damos Personal Training486 m
PureGym568 m
VauxWall West Climbing Centre686 m

Nearby pharmacies

MedipharmacyGroup199 m
Tesco Pharmacy236 m
Vitellow Pharmacy503 m
Millennium Pharmacy754 m

Nearby health

Kennington Dental Surgery199 m
Kennington Chiropody Surgery306 m
Dental Practice311 m
The Oval Dental Clinic418 m
Food hygiene (5-star)50% of 167

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

60

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months2

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

17/100

Velocity score

Future outlook

65.1

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score49/100
Bakerloo Extension route1,492m
Crossrail 2 route2,434m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,384 nationally

1,701

Est. population

6,558/km²

69%

Employed

58%

Degree educated

£48,900

Median income

5.7%

Claimant rate

Urban coreMedium densityYoung professionals

31

Community stability

Age profile

18%
37%
20%
16%
Under 1818%
18–3437%
35–4920%
50–6416%
65+9%

Tenure

13%
37%
42%
Own outright7%
Own (mortgage)13%
Private rent37%
Social rent42%
Shared ownership1%

Ethnicity

34%
19%
21%
White British34%
White Other19%
Asian10%
Black21%
Mixed9%
Other7%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine19%
No car household67%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Social rent42%
Private rent37%

vs. London

Income vs London+16.4%
Price vs London-11.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
122
Live planning apps (800m)
19
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
53
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
GARAGE SITE, GARAGE SITE, SANCROFT STREET, SE1140 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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£460,000)

£10,500

Standard buyer

£1,750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Lambeth with nearby boroughs:

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Key facts for SE11 5SE

Full postcodeSE11 5SE
Postcode districtSE11
BoroughLondon Borough of Lambeth
WardKennington
Latitude51.485050
Longitude-0.113041
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