Kennington · Lambeth · Vauxhall and Camberwell Green constituency · 51.49208, -0.11830

SE11 6AH— Kennington, Lambeth

Location and area intelligence for SE11 6AH, Kennington, Lambeth

Capital growth story in progress

 

Schools 75%Safety 69/100Transport 57/100Yield 3.60%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
69
Schools
95
Transport
57
Environment
63
Investment
47

The bottom line

SE11 6AH offers exceptional schools (100% Good/Outstanding) and low crime at £600,000 median — a strong choice for Families.

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Location

SE11 6AH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+15.4% vs London avg
vs London income-1.4% vs London avg
vs London crime+59.0% vs London avg

Deep-dive guides for SE11 6AH

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks📈 Up & Coming🔒 Very Safe

“Capital growth story in progress”

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How SE11 6AH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Vauxhall Primary School

Good · Inspected Nov 2023 · 4 min walk

KS2: 105.4

★★★

Secondary

Lilian Baylis Technology School

Outstanding · Inspected Feb 2023 · 8 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 · 6 min walk

7 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

103.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 402.7%

+29% vs borough

Crime by type

Other23%
Anti-social behaviour21%
Theft20%
Violence & sexual offences20%
Burglary8%
Drug offences4%
Robbery2%
Vehicle crime2%

Stop & search

1.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lambeth Fire Station · 214m

Crime is +59% 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.

£600,000

Median sale price

Above London median by 15%

£600,000 is 15% above the London median (£520,000)

+58.6%

This year

Flat

Dominant type

Price history

5-year change
+27.3%
Sales (24 months)5
New build0.0%
Avg flat£600,000
Price per m²£10,152/m²
Price per ft²£943/ft²
Avg floor area57.8 m²

EPC breakdown

C
26%
D
22%

Based on 48 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£17,500
First-time buyerFTB
£8,750
Additional propertyBTL/2nd
£35,500

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

14.5×

Price-to-income

£3,001/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Rebuild cost estimate£144,500
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+8.3%

Total change

+837%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.9%

per year

Acceleration

-107.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £400k–£450k · 18 sales

Property Type Mix

Total: 18 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£55k£55k+0%1
Post-dot-com plateau2003–2004£149k£159k+6.4%1
Pre-crash peak2005–2007£147k£188k+27.6%2
Help-to-Buy recovery2013–2015£231k£650k+181.4%1
Brexit uncertainty2018–2018£403k£403k+0%2
Rate-rise correction2022–2023£330k£325k-1.5%1
Current market2024–2025£620k£516k-16.9%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.8%
District
5.8%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
VauxhallSouth Western Railway line
9.4 min walk
Vauxhall→ Waterloo· 34 tph
4 min

Nearby stations

VauxhallNational Rail
9 min walk
Vauxhall Underground StationVictoria
10 min walk
Lambeth North Underground StationBakerloo
11 min walk
Kennington Underground StationNorthern
12 min walk
Pimlico Underground StationVictoria
14 min walk
No bus stops within 400m

71

Walkability score

381

Footpaths (500m)

29

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge27 min ↓
Victoria20 min ↓
Waterloo ★18 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

52

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)21
Nearest car park81m
Santander docks (800m)29
Nearest cycle dock0.1 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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCongestion charge zone✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 9.2 km

Energy

Solar: 856 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

BAIRD MEDICAL CENTRE

1ST FLOOR, GASSIOT HOUSE, LAMBETH PALACE ROAD, SE1 7EH

8 min walk

8

GPs within 1km

2

Dentists within 1km

Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 656 m
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

196

Parks (1km)

23

Restaurants (800m)

18

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

15

Sports (1km)

5

Convenience

Nearest supermarketPrince Food & Wine · 64 m
3 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

1

Libraries (1km)

1

Cinemas (2km)

327m

Post office

Nearby shops

Ginger Provisions67 m
London News102 m
Lambeth Walk Off License135 m
Embankment Grocery215 m

Nearby cafes

The Ragged Canteen At Beaconsfield28 m
The Queens Head63 m
Black salt280 m
Solomon's Internet Cafe286 m

Nearby restaurants

Simply Bread65 m
Lee's Fish and Chips Shop112 m
Wood Stone Oven123 m
Pharmacy 2185 m

Nearby pubs

The Jolly Gardeners83 m
The Windmill184 m
Tamesis Dock269 m
Oxymoron - The Royal Oak384 m

Nearby gyms

Black Prince Community Hub193 m
VauxWall East Climbing Centre259 m
solo60354 m
Sleven523 m

Nearby pharmacies

Lambeth Pharmacy624 m
Tesco Pharmacy634 m
Victoria Pharmacy659 m
Cam Pharmacy716 m

Nearby health

Pimlico Osteopathy521 m
Lambeth Walk Group Practice563 m
Millbank Medical Centre640 m
Westminster House Dental Practice668 m
Food hygiene (5-star)61% of 130

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

47

Investment score

Moderate

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

21/100

Velocity score

Future outlook

55.1

Price growth score

C
High

Development pressure

High

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score54/100
Bakerloo Extension route1,323m
Crossrail 2 route1,825m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,267 nationally

1,796

Est. population

15,707/km²

61%

Employed

51%

Degree educated

£41,400

Median income

7.6%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

38

Community stability

Age profile

22%
27%
24%
18%
Under 1822%
18–3427%
35–4924%
50–6418%
65+9%

Tenure

15%
23%
51%
Own outright10%
Own (mortgage)15%
Private rent23%
Social rent51%
Shared ownership1%
Rent free0%

Ethnicity

28%
17%
32%
White British28%
White Other17%
Asian9%
Black32%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine21%
No car household68%
Unemployed7%
No qualifications17%

Housing tenure (Census 2021)

Social rent51%
Private rent23%

vs. London

Income vs London-1.4%
Price vs London+15.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
83
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
54
Planning apps (3 years)
1
Local approval rate
93%
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
2
Under construction
0
Completed (3yr)
4
Largest scheme
270 homes · 9, 9, ALBERT EMBANKMENT, SALAMANCA STREET (5), SE1 7SP
Pipeline pressure
LOW

Named schemes (500m)

9, 9, ALBERT EMBANKMENT, SALAMANCA STREET (5), SE1 7SP270 homes
completed
Hampton House, 20, Hampton House, 20, Albert Embankment, SE1 7TJ252 homes
completed
LAMBETH BRIDGE HOUSE, LAMBETH BRIDGE HOUSE, ALBERT EMBANKMENT, SE1190 homes
completed
22 - 29, 22 - 29, Albert Embankment, SE1 7TJ186 homes
completed
Former Lilian Baylis School, Former Lilian Baylis School, Lollard Street, SE11 6PY149 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 (£600,000)

£17,500

Standard buyer

£8,750

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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Key facts for SE11 6AH

Full postcodeSE11 6AH
Postcode districtSE11
BoroughLondon Borough of Lambeth
WardKennington
Latitude51.492077
Longitude-0.118297
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