Herne Hill & Loughborough Junction · Lambeth · Dulwich and West Norwood constituency · 51.46986, -0.09763

SE5 9BS— Herne Hill & Loughborough Junction, Lambeth

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

The family fortress

 

Schools 67%Safety 82/100Transport 53/100Yield 4.17%

Best for: Families

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Strong for families — high safety and school scores

Liveability
65
Safety
82
Schools
100
Transport
53
Environment
53
Investment
60

The bottom line

SE5 9BS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

SE5 9BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-9.8% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for SE5 9BS

🛡️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 SE5 9BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Crawford Primary School

Not yet inspected · Inspected Apr 2025 · 4 min walk

KS2: 103.7

★★★

Secondary

Sacred Heart Catholic School

Outstanding · Inspected Nov 2023 · 7 min walk

P8: +1.24A8: 58.1

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 20 min walk

5 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

58.3 incidents per 1,000 residents

Better than 56% of London
→ Stable

-27% vs borough

Crime by type

Violence & sexual offences26%
Other22%
Anti-social behaviour21%
Vehicle crime12%
Drug offences7%
Burglary5%
Robbery4%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.1km

Crime is 10% below London average

Property

Prices, sales volume and market trends

Avg floor area96 m²

EPC breakdown

B
7%
C
1%
D
5%
E
4%
F
1%

Based on 18 properties · Confidence: medium

Street mix

Terraced 75%Detached 4%Flat 14%Other 7%

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£240,000
Rebuild cost per m²£2,500/m²

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

Construction era2021
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band BAnnual charge £1,437
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+8.8%

Total change

+968%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.8%

per year

Acceleration

+2.40

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 26 sales

Property Type Mix

Total: 26 sales

Detached3.8%
Terraced80.8%
Flat/maisonette15.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£89k£122k+37.9%1
Post-dot-com plateau2001–2004£186k£241k+29.6%1.8
Pre-crash peak2005–2007£276k£320k+15.9%1.3
GFC & correction2009–2012£285k£390k+36.8%1
Help-to-Buy recovery2013–2016£535k£715k+33.6%1
Brexit uncertainty2017–2019£829k£833k+0.5%2
Rate-rise correction2022–2022£877k£877k+0%1
Current market2024–2024£945k£945k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.5% alpha

Terraced+1.5% α
Local
8.7%
District
7.2%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing3
Trend Position40

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
16.8 min walk
Loughborough Junction

Nearby stations

Loughborough JunctionNational Rail
6 min walk
Denmark Hill Rail StationThameslink · Southeastern
8 min walk
Brixton Underground StationVictoria
18 min walk
Oval Underground StationNorthern
21 min walk
Stockwell Underground StationNorthern · Victoria
22 min walk
No bus stops within 400m

52

Walkability score

79

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

27

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)22
Nearest car park197m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
The Haven Parking
262m

Connectivity

Broadband and mobile coverage

100%

Full fibre

62%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed348 Mbps
Median download358 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: 2.2 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Walthamstow Marshes SSSI — 11.6 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): 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 yield856.7 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

2 min walk

65%

Recommend GP

65%

Overall GP experience

13

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 326 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

111

Parks (1km)

30

Restaurants (800m)

27

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

7

Gyms (1km)

17

Sports (1km)

1

Convenience

Nearest supermarketLidl · 437 m
6 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

1

Libraries (1km)

1

Cinemas (2km)

918m

Post office

Nearby shops

The Bread of Life Bakery314 m
Camberwell Local Express316 m
Adeola African Supermarket & Carribbean Food319 m
Costcutter324 m

Nearby cafes

Johnnies Cafe57 m
Bad Brew Inc.68 m
Costa326 m
Brunchies329 m

Nearby restaurants

Rico's Piri Piri55 m
Asya63 m
Black Mountain Gelato64 m
JiL Fresh Cuisine303 m

Nearby pubs

The Sun of Camberwell197 m
Casa Mofongo338 m
The Joiners Arms433 m
The Tiger559 m

Nearby gyms

Flaxman Sports Centre244 m
The Gym Group433 m
Equal Fitness452 m
Level Out564 m

Nearby pharmacies

Fourways Pharmacy483 m
Butterfly Pharmacy487 m
Kembers & Lawrence614 m
Day Lewis Pharmacy655 m

Nearby health

One Dental131 m
King's College Hospital319 m
Camberwell Sexual Health Centre332 m
Breast Screening337 m
Food hygiene (5-star)50% of 159

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

APOGEE MEDIA LTD
EXTNDED FAMILY LIMITED
HERITAGE LOOMS LTD
LOVE WALK SE5 LTD

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

39

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route2,440m
Crossrail 2 route4,167m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,285 nationally

1,716

Est. population

20,873/km²

59%

Employed

41%

Degree educated

£37,900

Median income

10.8%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

41

Community stability

Age profile

25%
25%
22%
20%
Under 1825%
18–3425%
35–4922%
50–6420%
65+7%

Tenure

15%
70%
Own outright4%
Own (mortgage)14%
Private rent12%
Social rent70%
Shared ownership0%
Rent free0%

Ethnicity

17%
50%
White British17%
White Other10%
Asian5%
Black50%
Mixed10%
Other8%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine28%
No car household64%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Social rent70%
Private rent12%

vs. London

Income vs London-9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
24
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
17
Local approval rate
75%
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)
165
Largest scheme
134 homes · Higgs Industrial Estate, Herne Hill Road, SE24 0AU
Pipeline pressure
NONE

Named schemes (500m)

116-120, 116-120, Coldharbour Lane, SE5 9PZ108 homes
completed
Land At 69-91(Odd) Camberwell Station Road And 90-106 (Even) And 108A Warner Road London SE5 9JZ, Warner Road [90-108a], SE5 9JZ83 homes
completed
FORMER CHURCH, FORMER CHURCH, WREN ROAD, SE530 homes
completed
67, 67, Crawford Road, SE5 9NF23 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 9BS

Full postcodeSE5 9BS
Postcode districtSE5
BoroughLondon Borough of Lambeth
WardHerne Hill & Loughborough Junction
Latitude51.469864
Longitude-0.097628
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