Kennington · Lambeth · Vauxhall and Camberwell Green constituency · 51.48431, -0.11059

SE11 5TX— Kennington, Lambeth

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

High-connectivity investment target

 

Schools 82%Safety 63/100Transport 66/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Young professionals

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Strong, well-rated schools set this area apart

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

The bottom line

SE11 5TX offers exceptional schools (100% Good/Outstanding) — strong value for Young professionals who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Toggle the things that matter to you — see how SE11 5TX scores on each.

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Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
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Location

SE11 5TX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE11 5TX

🛡️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 5TX 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 · 7 min walk

P8: 0.00A8: 46.2

100% of local schools rated Good or Outstanding · based on 30 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Ethelred Nursery School and Children's Centre

Not inspected · 9 min walk

16 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

86

Road safety score

10

Accidents (5yr)

1

KSI (5yr)

9

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lambeth Fire Station · 1.2km

Crime is +171% 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£7,387/m²
Price per ft²£686/ft²
Avg floor area56.1 m²

EPC breakdown

C
16%
D
4%
E
1%

Based on 21 properties · Confidence: medium

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 yield856 kWh/kWp/yr
Rebuild cost estimate£140,250
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

2001–2025 · CAGR

+5.4%

Total change

+254%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.3%

per year

Acceleration

+15.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£115k£181k+57.5%1
Pre-crash peak2007–2007£215k£215k+0%1
GFC & correction2012–2012£239k£239k+0%1
Help-to-Buy recovery2015–2015£348k£348k+0%1
Pandemic surge2020–2020£350k£350k+0%1
Current market2025–2025£407k£407k+0%1

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
Trend Position75

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
3.6 min walk
Vauxhall

Nearby stations

Oval Underground StationNorthern
4 min walk
Kennington Underground StationNorthern
7 min walk
VauxhallNational Rail
11 min walk
Vauxhall Underground StationVictoria
12 min walk
Elephant & Castle Underground StationBakerloo · Northern
17 min walk
No bus stops within 400m

64

Walkability score

381

Footpaths (500m)

19

Santander docks (800m)

0.0 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

43

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)50
Nearest car park305m
Santander docks (800m)19
Nearest cycle dock0.0 km

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: 26.0 µg/m³ · PM2.5: 17.0 µg/m³
Better than 81% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.4 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 70%
More green space than 87% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 10.2 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

1

GPs within 1km

6

Dentists within 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

165

Parks (1km)

33

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

3

Convenience

Nearest supermarketTesco · 414 m
6 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

40m

Post office

Nearby shops

TR Local Express74 m
Beefeater Gin Distillery228 m
Oval News294 m
Payless391 m

Nearby cafes

Collective Cakes80 m
Collective201 m
The Ovalhouse Cafe302 m
Sally White310 m

Nearby restaurants

Taro33 m
Papa John's232 m
Sushi Essence261 m
Gandhi's325 m

Nearby pubs

The Cock Tavern245 m
The White Bear335 m
The Pilgrim352 m
The Hanover Arms369 m

Nearby gyms

PureGym450 m
Damos Personal Training476 m
Oliveira Team Brazilian Jiu Jitsu546 m
Black Prince Community Hub897 m

Nearby pharmacies

MedipharmacyGroup11 m
Tesco Pharmacy414 m
Vitellow Pharmacy480 m
Maddock Pharmacy580 m

Nearby health

Kennington Dental Surgery40 m
Kennington Chiropody Surgery374 m
Dental Practice379 m
The Oval Dental Clinic380 m
Food hygiene (5-star)52% of 143

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

63

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
5.3% (good)London avg: 3.8%Strong yield — top 17% of London
Gentrification score23/100
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

51.7

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score49/100
Bakerloo Extension route1,468m
Crossrail 2 route2,623m

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)
117
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
52
Planning apps (3 years)
5
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)
39
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
Land at St Agnes Place, Land at St Agnes Place, St Agnes Place, SE1158 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

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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Compare Lambeth with nearby boroughs:

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Key facts for SE11 5TX

Full postcodeSE11 5TX
Postcode districtSE11
BoroughLondon Borough of Lambeth
WardKennington
Latitude51.484309
Longitude-0.110594
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