Herne Hill & Loughborough Junction · Lambeth · Dulwich and West Norwood constituency · 51.46635, -0.09992

SE5 9AB— Herne Hill & Loughborough Junction, Lambeth

Location and area intelligence for SE5 9AB, Herne Hill & Loughborough Junction, Lambeth

The family fortress

 

Schools 67%Safety 83/100Transport 54/100Yield 4.17%

Best for: Families

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Lopsided profile — strong safety but weak schools

Liveability
66
Safety
83
Schools
40
Transport
54
Environment
53
Investment
63

The bottom line

SE5 9AB offers low crime and fast broadband — a strong choice for Families.

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Location

SE5 9AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+15.0% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for SE5 9AB

🛡️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🔒 Very Safe🍕 Buzzing

“The family fortress”

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How SE5 9AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

Education score

Fair for families
★ Top school within 1km
—

Primary

St Saviour's Church of England Primary School

Not yet inspected · 4 min walk

KS2: 111.4

—

Secondary

Ark Evelyn Grace Academy

Not yet inspected · Inspected Feb 2025 · 9 min walk

P8: -0.39A8: 38.9

67% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Below London average

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 15 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

51.0 incidents per 1,000 residents

Better than 62% of London
→ Stable

-36% vs borough

Crime by type

Violence & sexual offences29%
Other28%
Theft13%
Vehicle crime11%
Burglary9%
Robbery4%
Drug offences3%
Anti-social behaviour2%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 720m

Crime is 22% below London average

Property

Prices, sales volume and market trends

Avg floor area77.4 m²

EPC breakdown

B
3%
C
8%
D
3%

Based on 14 properties · Confidence: medium

Street mix

Semi 3%Terraced 53%Flat 40%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

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£193,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+7.4%

Total change

+496%

Market Activity

Price Velocity & Acceleration

Current Velocity

+71.7%

per year

Acceleration

+78.34

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 27 sales

Property Type Mix

Total: 27 sales

Semi-detached3.7%
Terraced59.3%
Flat/maisonette37%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£121k£117k-3.7%3.5
Post-dot-com plateau2004–2004£250k£250k+0%1
Pre-crash peak2006–2006£205k£205k+0%1
GFC & correction2009–2012£220k£286k+30.1%1.5
Brexit uncertainty2017–2019£725k£450k-37.9%1
Pandemic surge2021–2021£420k£420k+0%1
Rate-rise correction2022–2022£721k£721k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+26.6% alpha

Weakest performer

Terraced

-1.4% alpha

Flat/maisonette+26.6% α
Local
58.3%
District
31.7%
Terraced-1.4% α
Local
7.4%
District
8.8%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Brixton Underground StationVictoria line
12.8 min walk
Loughborough Junction

Nearby stations

Loughborough JunctionNational Rail
2 min walk
Denmark Hill Rail StationThameslink · Southeastern
10 min walk
Brixton Underground StationVictoria
14 min walk
Stockwell Underground StationNorthern · Victoria
21 min walk
Oval Underground StationNorthern
24 min walk
No bus stops within 400m

44

Walkability score

121

Footpaths (500m)

0

Santander docks (800m)

0.9 km

Nearest cycle dock

Central London commute times

London Bridge32 min ↓
Victoria32 min ↓
Waterloo ★31 min
Canary Wharf41 min ↓
City36 min ↓

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

20

Car parks (800m)

14

EV chargers (800m)

Total spaces (800m)22
Nearest car park16m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
The Haven Parking
573m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G92%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 36.0 µg/m³ · PM2.5: 18.0 µg/m³
Better than 60% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.5 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 52%
More green space than 85% of London

Nearest SSSI: Walthamstow Marshes SSSI — 12.0 km

Energy

Solar: 857 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 3

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 yield856.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE CORNER SURGERY

99 COLDHARBOUR LANE, SE5 9NS

6 min walk

65%

Recommend GP

65%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 459 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

105

Parks (1km)

15

Restaurants (800m)

15

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

14

Sports (1km)

7

Convenience

Nearest supermarketLidl · 844 m
4 tennis courts6 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D

1

Libraries (1km)

2

Cinemas (2km)

1.1km

Post office

Nearby shops

The Latin Choice66 m
Co-op Food71 m
Kashmir Halal Meat72 m
Nisa Local77 m

Nearby cafes

Frsshh66 m
Viv's Coffee95 m
Sem's Cafe113 m
LJ Grind130 m

Nearby restaurants

Blessed80 m
Jerk Island137 m
Wang Fa Chinese Takeaway141 m
Mikos Gyros200 m

Nearby pubs

Casa Mofongo85 m
Craft Metropolis229 m
The Cambria243 m
Jalisco255 m

Nearby gyms

Equal Fitness104 m
The Gym Group114 m
Lê Pôle208 m
Blocfit254 m

Nearby pharmacies

Butterfly Pharmacy896 m
Fourways Pharmacy897 m
Kembers & Lawrence1.0 km

Nearby health

King's College Hospital493 m
One Dental501 m
King's College Hospital Emergency Department563 m
Dental Hospital588 m
Food hygiene (5-star)49% of 96

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

42.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route2,859m
Crossrail 2 route4,208m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,619 nationally

1,863

Est. population

19,133/km²

74%

Employed

61%

Degree educated

£48,300

Median income

4.9%

Claimant rate

Inner cityVery high densityYoung professionals

33

Community stability

Age profile

15%
43%
21%
15%
Under 1816%
18–3443%
35–4921%
50–6415%
65+6%

Tenure

22%
42%
24%
Own outright12%
Own (mortgage)22%
Private rent42%
Social rent24%
Shared ownership0%

Ethnicity

40%
17%
18%
White British40%
White Other17%
Asian8%
Black18%
Mixed9%
Other7%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine18%
No car household64%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent42%
Social rent24%

vs. London

Income vs London+15.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
10
Local approval rate
68%
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)
156
Largest scheme
134 homes · Higgs Industrial Estate, Herne Hill Road, SE24 0AU
Pipeline pressure
NONE

Named schemes (500m)

Higgs Industrial Estate, Herne Hill Road, SE24 0AU134 homes
completed
116-120, 116-120, Coldharbour Lane, SE5 9PZ108 homes
completed
L.B. LAMBETH DEPOT, 105, L.B. LAMBETH DEPOT, 105, MINET ROAD, SW9 7UH74 homes
completed
LAND ADJACENT, 4, LAND ADJACENT, 4, LOUGHBOROUGH PARK, COLDHARBOUR LANE (251), SW943 homes
completed
145-147, 145-147, COLDHARBOUR LANE, SE5 9PA20 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
18.7%
Ward turnout
137%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Ciara AlleyneGreen
Paul ValentineGreen
Alan AndrewsGreen

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Key facts for SE5 9AB

Full postcodeSE5 9AB
Postcode districtSE5
BoroughLondon Borough of Lambeth
WardHerne Hill & Loughborough Junction
Latitude51.466349
Longitude-0.099919
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