Herne Hill & Loughborough Junction · Lambeth · Dulwich and West Norwood constituency · 51.46489, -0.09759

SE5 9AP— Herne Hill & Loughborough Junction, Lambeth

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

The family fortress

 

Schools 71%Safety 83/100Transport 51/100Low yield 3.28%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
83
Schools
43
Transport
51
Environment
52
Investment
41

The bottom line

SE5 9AP offers low crime and fast broadband at £658,000 median — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

SE5 9AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+26.5% vs London avg
vs London income+15.0% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for SE5 9AP

🛡️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 9AP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

43

Education score

Fair for families
★ Top school within 1km
—

Primary

St Saviour's Church of England Primary School

Not yet inspected · 2 min walk

KS2: 111.4

—

Secondary

Ark Evelyn Grace Academy

Not yet inspected · Inspected Feb 2025 · 8 min walk

P8: -0.39A8: 38.9

71% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Below London average

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 15 min walk

7 primaries · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 831m

Crime is 22% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£658,000

Median sale price

Above London median by 27%

£658,000 is 27% above the London median (£520,000)

-37.7%

This year

Flat

Dominant type

Price history

5-year change
-40.7%
Sales (24 months)6
New build0.0%
Avg semi-detached£1,155,000
Avg terraced£899,250
Avg flat£500,000
Price per m²£8,579/m²
Price per ft²£797/ft²
Avg floor area80.1 m²

EPC breakdown

C
8%
D
21%
E
4%
G
1%

Based on 34 properties · Confidence: high

Street mix

Semi 3%Terraced 38%Flat 57%Other 2%

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£20,400
First-time buyerFTB
£20,400
Additional propertyBTL/2nd
£40,140

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

13.6×

Price-to-income

£3,292/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£200,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+6.9%

Total change

+589%

Market Activity

Price Velocity & Acceleration

Current Velocity

-37.7%

per year

Acceleration

-117.58

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 56 sales

Property Type Mix

Total: 56 sales

Semi-detached3.6%
Terraced37.5%
Flat/maisonette58.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£81k£178k+118.5%2.8
Post-dot-com plateau2001–2004£57k£196k+246%1.8
Pre-crash peak2005–2007£191k£538k+181.3%3
GFC & correction2008–2012£240k£325k+35.4%2
Help-to-Buy recovery2013–2015£600k£562k-6.3%1.7
Brexit uncertainty2017–2019£430k£875k+103.5%1.7
Pandemic surge2020–2021£527k£1.11m+110.6%1.5
Rate-rise correction2022–2023£1.01m£612k-39.7%1
Current market2024–2026£500k£560k+12%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Weakest performer

Terraced

-0.1% alpha

Flat/maisonette+1% α
Local
9.4%
District
8.4%
Terraced-0.1% α
Local
5.2%
District
5.3%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

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
14.1 min walk
Loughborough Junction

Nearby stations

Loughborough JunctionNational Rail
4 min walk
Denmark Hill Rail StationThameslink · Southeastern
9 min walk
Brixton Underground StationVictoria
15 min walk
Stockwell Underground StationNorthern · Victoria
24 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
26 min walk
No bus stops within 400m

39

Walkability score

106

Footpaths (500m)

0

Santander docks (800m)

1.0 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

21

Car parks (800m)

15

EV chargers (800m)

Total spaces (800m)29
Nearest car park233m
Santander docks (800m)0
Nearest cycle dock1.0 km

Nearby car parks

🅿️
The Haven Parking
609m

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: 2.7 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Croham Hurst SSSI — 12.6 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

KINGS BOWEL CANCER SCREENING CENTRE

DENMARK HILL, SE5 9RS

5 min walk

3

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 437 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

103

Parks (1km)

11

Restaurants (800m)

16

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

15

Sports (1km)

1

Convenience

Nearest supermarketLidl · 921 m
4 tennis courts6 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

0

Libraries (1km)

2

Cinemas (2km)

914m

Post office

Nearby shops

Co-op Food283 m
Subhan Supermarket293 m
The Latin Choice295 m
Kashmir Halal Meat298 m

Nearby cafes

Sem's Cafe187 m
Ruskin Park Cafe200 m
Frsshh295 m
Viv's Coffee309 m

Nearby restaurants

Blessed289 m
Jerk Island332 m
Wang Fa Chinese Takeaway335 m
Spice 876335 m

Nearby pubs

The Cambria59 m
Casa Mofongo280 m
Craft Metropolis342 m
Supercute Brewhouse386 m

Nearby gyms

The Gym Group260 m
Equal Fitness322 m
Lê Pôle346 m
Blocfit367 m

Nearby pharmacies

Butterfly Pharmacy972 m
Fourways Pharmacy979 m
Kembers & Lawrence1.1 km

Nearby health

King's College Hospital479 m
Denmark Hill Dental Surgery481 m
King's College Hospital Emergency Department544 m
Dental Hospital580 m
Food hygiene (5-star)51% of 82

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

ALICE VINCENT LTD
CREATIVE RESOLUTION LIMITED
FMCD PROPERTIES LTD
HASTY PRODUCTIONS LTD
MARIE LENCLOS LIMITED

+1 more

Investment

Investment grade, yield and market outlook

41

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months3

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

25/100

Velocity score

Future outlook

36

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route2,923m
Crossrail 2 route4,427m

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%
Price vs London+26.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
4
Local approval rate
67%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
154
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
145-147, 145-147, COLDHARBOUR LANE, SE5 9PA20 homes
completed
REAR OF, 2-28, REAR OF, 2-28, MILKWOOD ROAD, SE2417 homes
completed
149 -155, 149 -155, Coldharbour Lane, SE5 9PA13 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£658,000)

£20,400

Standard buyer

£20,400

First-time buyer

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 SE5 9AP

Full postcodeSE5 9AP
Postcode districtSE5
BoroughLondon Borough of Lambeth
WardHerne Hill & Loughborough Junction
Latitude51.464891
Longitude-0.097590
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