Kennington · Lambeth · Vauxhall and Camberwell Green constituency · 51.49426, -0.11587

SE11 6BE— Kennington, Lambeth

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

The family fortress

 

Bottom 25% LondonSchools 75%Safety 78/100Transport 60/100Yield 6.08%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
78
Schools
100
Transport
60
Environment
64
Investment
60

The bottom line

SE11 6BE offers exceptional schools (100% Good/Outstanding) and low crime at £355,000 median — a strong choice for Families.

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Location

SE11 6BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-31.7% vs London avg
vs London income-1.4% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for SE11 6BE

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

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“The family fortress”

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How SE11 6BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Walnut Tree Walk Primary School

Not yet inspected · 2 min walk

KS2: 106.2

★★★

Secondary

Oasis Academy South Bank

Outstanding · Inspected May 2024 · 7 min walk

P8: +0.80A8: 53.3

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Ethelred Nursery School and Children's Centre

Not inspected · 6 min walk

7 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

49.5 incidents per 1,000 residents

Better than 63% of London
↑ Rising 466.7%

from a low base — still below London average

-38% vs borough

Crime by type

Violence & sexual offences29%
Other24%
Theft16%
Anti-social behaviour15%
Burglary7%
Vehicle crime5%
Robbery2%
Drug offences1%

Stop & search

1.2

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lambeth Fire Station · 411m

Crime is 24% below London average

Property

2 Jul

Prices, sales volume and market trends

£355,000

Median sale price

Bottom 25% — 32% below London median

£355,000 is 32% below the London median (£520,000)

-6.0%

This year

Flat

Dominant type

Price history

5-year change
-1.7%
Sales (24 months)8
New build0.0%
Avg flat£355,000
Price per m²£8,333/m²
Price per ft²£774/ft²
Avg floor area42.6 m²

EPC breakdown

B
39%
C
1%

Based on 40 properties · Confidence: high

Street mix

Flat 97%Other 3%

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£5,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£15,900

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

8.6×

Price-to-income

£1,776/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Rebuild cost estimate£106,500
Rebuild cost per m²£2,500/m²

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

Construction era2016
WallsAverage thermal transmittance 0.13 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,643
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2025 · CAGR

+0.8%

Total change

+6%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.7%

per year

Acceleration

-0.70

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 56 sales

Property Type Mix

Total: 56 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2017£332k£332k+0%38
Pandemic surge2020–2021£359k£361k+0.6%1.5
Rate-rise correction2022–2023£360k£355k-1.4%3
Current market2024–2025£355k£353k-0.7%4.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
0.8%
District
0.8%

CAGR over 8yr 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
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Lambeth North Underground StationBakerloo line
6.8 min walk
London Waterloo→ Waterloo
0 min

Nearby stations

Lambeth North Underground StationBakerloo
7 min walk
Kennington Underground StationNorthern
12 min walk
Westminster Underground StationJubilee · District
13 min walk
Waterloo Underground StationWaterloo & City · Northern
13 min walk
London WaterlooNational Rail
13 min walk
No bus stops within 400m

68

Walkability score

425

Footpaths (500m)

35

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

50

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)111
Nearest car park42m
Santander docks (800m)35
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Waterloo Upper Marsh90 spaces· yes
552m

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/dayCongestion charge zone✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 9.0 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

6 min walk

9

GPs within 1km

5

Dentists within 1km

Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 462 m
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

209

Parks (1km)

25

Restaurants (800m)

27

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

12

Sports (1km)

3

Convenience

Nearest supermarketPrince Food & Wine · 356 m
3 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

0

Libraries (1km)

1

Cinemas (2km)

573m

Post office

Nearby shops

Fine Crown Patisserie110 m
Lambeth Walk Off License184 m
London News219 m
Ginger Provisions355 m

Nearby cafes

The Corner Cafe174 m
The Garden Cafe280 m
The Ragged Canteen At Beaconsfield311 m
The Queens Head358 m

Nearby restaurants

The Sandwichman110 m
Pharmacy 2111 m
The London Kitchen157 m
Wood Stone Oven195 m

Nearby pubs

Oxymoron - The Royal Oak218 m
The Windmill340 m
The Pineapple354 m
The Jolly Gardeners365 m

Nearby gyms

VauxWall East Climbing Centre232 m
Black Prince Community Hub280 m
Oliveira Team Brazilian Jiu Jitsu624 m
solo60649 m

Nearby pharmacies

Lambeth Pharmacy338 m
Cam Pharmacy421 m
Boots834 m
Tesco Pharmacy838 m

Nearby health

Lambeth Walk Group Practice279 m
SE1 Dental409 m
Evelina London Children's Hospital485 m
Cambian Churchill542 m
Food hygiene (5-star)61% of 145

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

E

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
6.1% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

67.7

Price growth score

B
Medium

Development pressure

High

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score54/100
Bakerloo Extension route1,102m
Crossrail 2 route1,939m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,215 nationally

1,719

Est. population

22,852/km²

60%

Employed

49%

Degree educated

£41,400

Median income

7.5%

Claimant rate

Inner cityVery high densityMixed

41

Community stability

Age profile

19%
30%
20%
21%
Under 1819%
18–3430%
35–4920%
50–6421%
65+10%

Tenure

17%
16%
59%
Own outright8%
Own (mortgage)17%
Private rent16%
Social rent59%
Shared ownership0%
Rent free0%

Ethnicity

31%
14%
33%
White British32%
White Other14%
Asian7%
Black33%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine21%
No car household70%
Unemployed7%
No qualifications17%

Housing tenure (Census 2021)

Social rent59%
Private rent16%

vs. London

Income vs London-1.4%
Price vs London-31.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
102
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
57
Planning apps (3 years)
2
Local approval rate
91%
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
3
Under construction
0
Completed (3yr)
5
Largest scheme
411 homes · NORTH AND SOUTH BLOCK, COUNTY HALL, NORTH AND SOUTH BLOCK, COUNTY HALL, YORK ROAD, CHICHELEY STREET, SE1
Pipeline pressure
LOW

Named schemes (500m)

LAMBETH BRIDGE HOUSE, LAMBETH BRIDGE HOUSE, ALBERT EMBANKMENT, SE1190 homes
completed
Former Lilian Baylis School, Former Lilian Baylis School, Lollard Street, SE11 6PY149 homes
completed
Land To The Rear Of 39 Black Prince Road, Land To The Rear Of 39 Black Prince Road, Adjoining Sancroft Street and Vauxhall St, SE11 6JJ75 homes
completed
1, 1, Lambeth High Street, SE1 7JN69 homes
completed
SUGDEN HOUSE & SHOPS, 118-162, SUGDEN HOUSE & SHOPS, 118-162, LAMBETH WALK, SE11 6EW62 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 (£355,000)

£5,250

Standard buyer

£0

First-time buyer

Save £5,250

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 6BE

Full postcodeSE11 6BE
Postcode districtSE11
BoroughLondon Borough of Lambeth
WardKennington
Latitude51.494259
Longitude-0.115874
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