Herne Hill & Loughborough Junction · Lambeth · Dulwich and West Norwood constituency · 51.47037, -0.09751

SE5 9BT— Herne Hill & Loughborough Junction, Lambeth

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

The family fortress

 

Schools 67%Safety 82/100Transport 54/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
65
Safety
82
Schools
100
Transport
54
Environment
52
Investment
47

The bottom line

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

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Location

SE5 9BT

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 9BT

🛡️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 9BT 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 · 3 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 · 21 min walk

8 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)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.1km

Crime is 10% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SE5 district median

£517,500

Based on 265 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£9,574/m²
Price per ft²£889/ft²
Avg floor area98.1 m²

EPC breakdown

C
9%

Based on 9 properties · Confidence: low

Street mix

Semi 7%Terraced 64%Flat 29%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£245,250
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,437
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2025 · CAGR

+5.1%

Total change

+199%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.1%

per year

Acceleration

-36.86

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached7.1%
Terraced64.3%
Flat/maisonette28.6%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£302k£315k+4.5%2.5
Pre-crash peak2005–2007£310k£379k+22.3%1
GFC & correction2008–2008£405k£405k+0%1
Help-to-Buy recovery2013–2015£460k£645k+40.2%1
Pandemic surge2021–2021£890k£890k+0%1
Current market2025–2025£900k£900k+0%1

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 Velocity40
Sales Volume75
Trend Position75

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
17.3 min walk
Loughborough Junction

Nearby stations

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

52

Walkability score

65

Footpaths (500m)

0

Santander docks (800m)

0.9 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria ★29 min
Waterloo29 min ↓
Canary Wharf44 min ↓
City37 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

26

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)22
Nearest car park164m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
The Haven Parking
260m

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: 2.2 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% 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 · 357 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

29

Restaurants (800m)

27

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

7

Gyms (1km)

17

Sports (1km)

2

Convenience

Nearest supermarketLidl · 391 m
6 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

866m

Post office

Nearby shops

Ali's Shop271 m
Camberwell Local Express279 m
Adeola African Supermarket & Carribbean Food282 m
The Bread of Life Bakery283 m

Nearby cafes

Bad Brew Inc.96 m
Johnnies Cafe112 m
Brunchies290 m
Love Walk Cafe336 m

Nearby restaurants

Black Mountain Gelato96 m
Rico's Piri Piri97 m
Asya120 m
JiL Fresh Cuisine269 m

Nearby pubs

The Sun of Camberwell191 m
The Joiners Arms392 m
Casa Mofongo394 m
The Tiger510 m

Nearby gyms

Flaxman Sports Centre213 m
The Gym Group388 m
Equal Fitness504 m
Level Out507 m

Nearby pharmacies

Fourways Pharmacy434 m
Butterfly Pharmacy441 m
Kembers & Lawrence560 m
Day Lewis Pharmacy609 m

Nearby health

One Dental126 m
Camberwell Sexual Health Centre306 m
Breast Screening309 m
King's College Hospital344 m
Food hygiene (5-star)49% of 160

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

E

High street health

Registered businesses

ABSOLUTE ZERO DEGREES LIMITED
FIRST ANSWER CONSULTANCY LTD
GEOSPATIAL DATA SOLUTIONS LIMITED
MR AND MRS HOUSE LIMITED
ON THE PA ENTERTAINMENT LTD

+2 more

Investment

Investment grade, yield and market outlook

47

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

45.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route2,386m
Crossrail 2 route4,148m

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)
26
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
18
Local approval rate
76%
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)
168
Largest scheme
164 homes · 240 AND 252, 240 AND 252, CAMBERWELL ROAD, SE5 0DP
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 9BT

Full postcodeSE5 9BT
Postcode districtSE5
BoroughLondon Borough of Lambeth
WardHerne Hill & Loughborough Junction
Latitude51.470375
Longitude-0.097506
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