Herne Hill & Loughborough Junction · Lambeth · Dulwich and West Norwood constituency · 51.46420, -0.09798

SE5 9AS— Herne Hill & Loughborough Junction, Lambeth

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

The family fortress

 

Schools 71%Safety 81/100Transport 51/100Yield 4.17%

Best for: Families, Owner-occupiers

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Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
81
Schools
43
Transport
51
Environment
52
Investment
57

The bottom line

SE5 9AS offers low crime and fast broadband — a strong choice for Families and Owner-occupiers.

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Location

SE5 9AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+15.0% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for SE5 9AS

🛡️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

“The family fortress”

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How SE5 9AS 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 · 1 min walk

KS2: 111.4

—

Secondary

Ark Evelyn Grace Academy

Not yet inspected · Inspected Feb 2025 · 7 min walk

P8: -0.39A8: 38.9

71% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Below London average

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.1 incidents per 1,000 residents

Better than 52% of London
→ Stable

-23% vs borough

Crime by type

Other33%
Theft18%
Vehicle crime17%
Violence & sexual offences16%
Anti-social behaviour7%
Burglary7%
Robbery3%
Drug offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 796m

Crime is 4% below London average

Property

Prices, sales volume and market trends

Avg floor area88.3 m²

EPC breakdown

C
5%
D
10%
E
3%

Based on 18 properties · Confidence: medium

Street mix

Semi 12%Terraced 89%

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£220,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,259
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+9.9%

Total change

+1167%

Market Activity

Price Velocity & Acceleration

Current Velocity

+64.2%

per year

Acceleration

+78.77

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached11.5%
Terraced88.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£98k£285k+192.3%1.2
Post-dot-com plateau2002–2004£247k£271k+9.7%1.7
Pre-crash peak2006–2007£330k£518k+56.8%1.5
GFC & correction2009–2009£305k£305k+0%2
Help-to-Buy recovery2013–2016£633k£615k-2.8%1
Brexit uncertainty2017–2019£820k£753k-8.3%2
Rate-rise correction2022–2022£1.24m£1.24m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
8.6%
District
8.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing13
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
13.6 min walk
Loughborough Junction

Nearby stations

Loughborough JunctionNational Rail
5 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

112

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)

15

EV chargers (800m)

Total spaces (800m)29
Nearest car park283m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
The Haven Parking
691m

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 waterNONE
No assessed surface water flood risk
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: 2.8 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% of London

Nearest SSSI: Croham Hurst SSSI — 12.5 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

6 min walk

3

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 516 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

97

Parks (1km)

11

Restaurants (800m)

16

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

14

Sports (1km)

0

Convenience

Nearest supermarketLidl · 1.0 km
4 tennis courts6 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

0

Libraries (1km)

2

Cinemas (2km)

840m

Post office

Nearby shops

Co-op Food315 m
Subhan Supermarket320 m
Nisa Local336 m
Kashmir Halal Meat336 m

Nearby cafes

Sem's Cafe199 m
Ruskin Park Cafe275 m
Frsshh337 m
Viv's Coffee340 m

Nearby restaurants

Blessed319 m
Spice 876328 m
Jerk Island352 m
Wang Fa Chinese Takeaway353 m

Nearby pubs

The Cambria33 m
Craft Metropolis329 m
Casa Mofongo340 m
Supercute Brewhouse364 m

Nearby gyms

The Gym Group272 m
Lê Pôle342 m
Blocfit351 m
Equal Fitness353 m

Nearby pharmacies

Butterfly Pharmacy1.1 km
Fourways Pharmacy1.1 km

Nearby health

Denmark Hill Dental Surgery494 m
King's College Hospital559 m
Denmark Hill Smiles568 m
King's College Hospital Emergency Department623 m
Food hygiene (5-star)52% of 86

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

GRAZIOLI SERVICES LTD
J MARSHALL CONSULTING LTD
JAS CONSULTING & DESIGN LIMITED
LAMBETH PICKLEBALL FOR ALL CIC
SOUNDCAMP CIC

Investment

Investment grade, yield and market outlook

57

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

53.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,004m
Crossrail 2 route4,439m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,999 nationally

1,627

Est. population

9,847/km²

71%

Employed

69%

Degree educated

£48,300

Median income

2.6%

Claimant rate

Inner cityHigh densityYoung professionals

53

Community stability

Age profile

23%
22%
22%
21%
Under 1823%
18–3422%
35–4922%
50–6421%
65+13%

Tenure

29%
39%
18%
14%
Own outright29%
Own (mortgage)39%
Private rent18%
Social rent14%
Shared ownership0%

Ethnicity

60%
14%
White British60%
White Other14%
Asian7%
Black8%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine10%
No car household38%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent18%
Social rent14%

vs. London

Income vs London+15.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
4
Local approval rate
65%
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)
153
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
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
PLOT ADJACENT TO AND, 31, PLOT ADJACENT TO AND, 31, HINTON ROAD, SE2410 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 9AS

Full postcodeSE5 9AS
Postcode districtSE5
BoroughLondon Borough of Lambeth
WardHerne Hill & Loughborough Junction
Latitude51.464196
Longitude-0.097979
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