Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.45827, -0.10846

SE24 0LR— Brixton Windrush, Lambeth

Location and area intelligence for SE24 0LR, Brixton Windrush, Lambeth

Capital growth story in progress

 

Schools 71%Safety 71/100Transport 54/100Yield 4.11%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
71
Schools
59
Transport
54
Environment
40
Investment
43

The bottom line

SE24 0LR offers low crime at £525,000 median — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE24 0LR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+1.0% vs London avg
vs London income+6.9% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for SE24 0LR

🛡️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🎓 Good Schools🌳 Good Parks📈 Up & Coming🔒 Very Safe

“Capital growth story in progress”

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How SE24 0LR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

59

Education score

Good for families
★ Top school within 1km
★

Primary

Hill Mead Primary School

Requires Improvement · Inspected Jun 2024 · 5 min walk

KS2: 100.7

—

Secondary

Ark Evelyn Grace Academy

Not yet inspected · Inspected Feb 2025 · 5 min walk

P8: -0.39A8: 38.9

71% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Below London average

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 2 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

87.1 incidents per 1,000 residents

Higher crime than 66% of London
↑ Rising 206.5%

+9% vs borough

Crime by type

Other27%
Anti-social behaviour22%
Violence & sexual offences21%
Vehicle crime10%
Theft7%
Drug offences6%
Burglary5%
Robbery3%

Stop & search

5.6

per 1,000 residents

→ Stable

trend

Road safety

85

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 612m

Crime is +34% 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.

£525,000

Median sale price

Above London median by 1%

£525,000 is 1% above the London median (£520,000)

-24.6%

This year

Flat

Dominant type

Price history

5-year change
+21.8%
Sales (24 months)5
New build0.0%
Avg flat£525,000
Price per m²£9,409/m²
Price per ft²£874/ft²
Avg floor area57.5 m²

EPC breakdown

B
1%
C
48%
D
36%

Based on 85 properties · Confidence: high

Street mix

Semi 1%Terraced 10%Flat 84%Other 5%

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£13,750
First-time buyerFTB
£5,000
Additional propertyBTL/2nd
£29,500

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

11.7×

Price-to-income

£2,626/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Rebuild cost estimate£143,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+6.9%

Total change

+642%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.5%

per year

Acceleration

+4.41

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 74 sales

Property Type Mix

Total: 74 sales

Semi-detached1.4%
Terraced9.5%
Flat/maisonette89.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£64k£158k+146.1%2
Post-dot-com plateau2001–2004£131k£190k+45.3%2
Pre-crash peak2005–2007£230k£289k+25.4%4.7
GFC & correction2009–2012£250k£282k+12.8%2
Help-to-Buy recovery2014–2015£465k£353k-24.2%4
Brexit uncertainty2017–2019£540k£530k-1.9%3.3
Pandemic surge2020–2021£528k£431k-18.3%3
Rate-rise correction2022–2023£625k£610k-2.4%4
Current market2024–2026£525k£475k-9.5%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
6.9%
District
6.9%
Terraced+0% α
Local
14.5%
District
14.5%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Brixton Underground StationVictoria line
7.3 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

Brixton Underground StationVictoria
8 min walk
BrixtonNational Rail
9 min walk
Clapham North Underground StationNorthern
21 min walk
Denmark Hill Rail StationThameslink · Southeastern
22 min walk
Stockwell Underground StationNorthern · Victoria
23 min walk
No bus stops within 400m

57

Walkability score

164

Footpaths (500m)

4

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria ★27 min
Waterloo32 min ↓
Canary Wharf45 min ≈
City37 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

12

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)10
Nearest car park390m
Santander docks (800m)4
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
632m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityMEDIUM
NO₂: 48.0 µg/m³ · PM2.5: 10.0 µg/m³
Worse air than 63% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.2 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 28%
More green space than 90% of London

Nearest SSSI: Croham Hurst SSSI — 12.0 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): 2

Landslide susceptibility: Medium

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

LARC CLINIC (LA)

9 BRIGHTON TERRACE, BRIXTON, SW9 8DJ

8 min walk

66%

Recommend GP

66%

Overall GP experience

2

GPs within 1km

6

Dentists within 1km

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

83

Parks (1km)

84

Restaurants (800m)

26

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

19

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Ghost Whale (353 m)

Nearest supermarketBrixton Food & WIne · 541 m
6 tennis courts2 swimming pools6 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

2

Cinemas (2km)

838m

Post office

Nearby shops

Stanley Mini Market128 m
Jones The Butcher337 m
Atlantic Meat Market448 m
Ars Mini Market482 m

Nearby cafes

Koala Coffee64 m
Our Little Secret352 m
The Cure Vegan Food354 m
Brixton Pound Cafe359 m

Nearby restaurants

Maureen's Brixton Kitchen110 m
Black & White365 m
The Courtesan370 m
Nomma Italian399 m

Nearby pubs

Ghost Whale353 m
Effra Hall Tavern371 m
Clover's427 m
Effra Social434 m

Nearby gyms

London Ip Man Wing Chun Kung Fu189 m
Brixton Street Gym284 m
Yoga point319 m
Hot Yoga Brixton481 m

Nearby health

Orchard Orthodontics614 m
Herne Hill Dental Practice682 m
Herne Hill Group Practice705 m
Health Hub Medical Practice724 m
Food hygiene (5-star)48% of 234

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

43

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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score41/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

68.1

Price growth score

B
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,933m
Crossrail 2 route4,100m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,405 nationally

1,618

Est. population

15,701/km²

71%

Employed

64%

Degree educated

£44,900

Median income

6.1%

Claimant rate

Inner cityVery high densityYoung professionals

41

Community stability

Age profile

16%
37%
21%
17%
Under 1816%
18–3437%
35–4921%
50–6417%
65+10%

Tenure

15%
24%
26%
34%
Own outright15%
Own (mortgage)24%
Private rent26%
Social rent34%
Shared ownership2%

Ethnicity

46%
16%
24%
White British46%
White Other16%
Asian3%
Black24%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine12%
No car household53%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Social rent34%
Private rent26%

vs. London

Income vs London+6.9%
Price vs London+1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
28
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
28
Planning apps (3 years)
8
Local approval rate
57%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
288
Under construction
0
Completed (3yr)
18
Largest scheme
525 homes · Loughborough Park Estate, Loughborough Park Estate, Loughborough Park Road, SW9
Pipeline pressure
HIGH

Named schemes (500m)

Loughborough Park Estate, Loughborough Park Estate, Loughborough Park Road, SW9525 homes
completed
Phase 3, Loughborough Park Estate, Phase 3, Loughborough Park Estate, Loughborough Park Road, SW9 8NL276 homes
completed
Effra Primary School, 37, Effra Primary School, 37, Effra Parade, SW2 1PJ129 homes
completed
Phase 2, Holmbury House and part Farmleigh House, Phase 2, Holmbury House and part Farmleigh House, Loughborough Park Road, And Strip Of Land In Front Of Elvedon House, SW9 8NL95 homes
completed
HILLMEAD INFANTS SCHOOL AND, 49-69, HILLMEAD INFANTS SCHOOL AND, 49-69, SOMERLEYTON ROAD, HOLLYBUSH WALK (33-37), SW923 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
24.4%
Ward turnout
76%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Carlotta AllumGreen
Serafina SpicerGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£525,000)

£13,750

Standard buyer

£5,000

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 SE24 0LR

Full postcodeSE24 0LR
Postcode districtSE24
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.458268
Longitude-0.108460
Parliamentary constituencyDulwich and West Norwood
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