Kennington · Lambeth · Vauxhall and Camberwell Green constituency · 51.48287, -0.11232

SE11 5TR— Kennington, Lambeth

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

The practical family move

 

Schools 90%Safety 63/100Transport 68/100

Best for: Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
67
Safety
63
Schools
95
Transport
68
Environment
65
Investment
78

The bottom line

SE11 5TR offers exceptional schools (100% Good/Outstanding) — a strong choice for Investors and Young professionals.

Less suited to Families.

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Location

SE11 5TR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+16.4% vs London avg
vs London crime+171.0% vs London avg

Deep-dive guides for SE11 5TR

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

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How SE11 5TR 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 · 3 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 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Ethelred Nursery School and Children's Centre

Not inspected · 11 min walk

14 primaries · 2 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)

15

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lambeth Fire Station · 1.3km

Crime is +171% above London average

Property

Prices, sales volume and market trends

Avg floor area67.4 m²

EPC breakdown

C
22%
D
13%
E
2%

Based on 37 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

Energy & construction

Solar yield856 kWh/kWp/yr
Rebuild cost estimate£168,500
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+8.7%

Total change

+643%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.3%

per year

Acceleration

-1.27

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 15 sales

Property Type Mix

Total: 15 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£53k£53k+0%1
Pre-crash peak2005–2007£184k£117k-36.4%1
GFC & correction2008–2010£250k£220k-12%1.3
Help-to-Buy recovery2013–2016£344k£425k+23.7%1
Brexit uncertainty2017–2017£336k£336k+0%2
Pandemic surge2020–2021£395k£395k+0%1.5
Rate-rise correction2022–2022£390k£390k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6%
District
6%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 78% of London
Oval Underground StationNorthern line
1.4 min walk
Vauxhall

Nearby stations

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

63

Walkability score

294

Footpaths (500m)

19

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

45

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)56
Nearest car park123m
Santander docks (800m)19
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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.5 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 34%
More green space than 86% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 10.3 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

8 min walk

76%

Recommend GP

76%

Overall GP experience

10

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

182

Parks (1km)

33

Restaurants (800m)

18

Cafes (800m)

3

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

11

Sports (1km)

8

Convenience

Nearest supermarketTesco · 475 m
6 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

0

Libraries (1km)

0

Cinemas (2km)

234m

Post office

Nearby shops

Oval News99 m
TR Local Express129 m
Payless196 m
Your Choice Store251 m

Nearby cafes

The Ovalhouse Cafe115 m
Sexi Coffi122 m
Collective Cakes123 m
Nosh240 m

Nearby restaurants

Palace Grill190 m
Taro231 m
La Cazona261 m
Tennessee Fried Chicken265 m

Nearby pubs

The Hanover Arms174 m
The Derby201 m
Lola Tapas & Wine389 m
The Cock Tavern400 m

Nearby gyms

Damos Personal Training277 m
PureGym326 m
Oliveira Team Brazilian Jiu Jitsu690 m
VauxWall West Climbing Centre775 m

Nearby pharmacies

MedipharmacyGroup199 m
Vitellow Pharmacy282 m
Tesco Pharmacy472 m
Millennium Pharmacy510 m

Nearby health

Kennington Dental Surgery164 m
The Oval Dental Clinic184 m
The Monteiro Clinic214 m
Mint Dental Centre380 m
Food hygiene (5-star)53% of 142

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

78

Investment score

Strong

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

Avg monthly rent
£1,800London avg: £1,950/mo
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

45.2

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score49/100
Bakerloo Extension route1,667m
Crossrail 2 route2,591m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
122
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
50
Planning apps (3 years)
5
Local approval rate
92%
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
103 homes · Newington South, Land at, Newington South, Land at, Bolton Crescent, SE5 0XF
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
373, 373, Kennington Road, SE11 4PS20 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 5TR

Full postcodeSE11 5TR
Postcode districtSE11
BoroughLondon Borough of Lambeth
WardKennington
Latitude51.482871
Longitude-0.112325
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