Brixton North · Lambeth · Dulwich and West Norwood constituency · 51.47010, -0.10619

SE5 9EF— Brixton North, Lambeth

Location and area intelligence for SE5 9EF, Brixton North, Lambeth

The family fortress

 

Schools 71%Safety 82/100Transport 42/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
82
Schools
43
Transport
42
Environment
38
Investment
44

The bottom line

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

Less suited to Car-free commuters.

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Location

SE5 9EF

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-12.0% vs London avg

Deep-dive guides for SE5 9EF

🛡️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 9EF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

43

Education score

Fair for families
★ Top school within 1km
—

Primary

Loughborough Primary School

Not yet inspected · 1 min walk

—

Secondary

Saint Gabriel's College

Not yet inspected · 9 min walk

P8: +0.25A8: 43.6

71% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Below London average

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

57.1 incidents per 1,000 residents

Better than 57% of London
→ Stable

-29% vs borough

Crime by type

Violence & sexual offences31%
Other22%
Anti-social behaviour20%
Vehicle crime9%
Burglary9%
Drug offences3%
Theft3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 743m

Crime is 12% 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£7,396/m²
Price per ft²£687/ft²
Avg floor area64.5 m²

EPC breakdown

C
60%
D
39%
E
6%

Based on 105 properties · Confidence: high

Street mix

Terraced 11%Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£161,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2026 · CAGR

+7%

Total change

+527%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.7%

per year

Acceleration

+1.31

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £450k–£500k · 26 sales

Property Type Mix

Total: 26 sales

Terraced11.5%
Flat/maisonette88.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£77k£77k+0%1
Post-dot-com plateau2001–2003£95k£134k+41.1%1.7
Pre-crash peak2005–2007£140k£136k-2.9%1.3
GFC & correction2008–2010£190k£170k-10.3%1.3
Help-to-Buy recovery2013–2015£188k£294k+56.4%1.3
Brexit uncertainty2017–2018£346k£522k+50.9%1.5
Pandemic surge2021–2021£449k£449k+0%2
Rate-rise correction2022–2023£383k£426k+11.4%1
Current market2026–2026£480k£480k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
6.2%
District
5.7%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing5
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Loughborough JunctionNational Rail
6 min walk
Brixton Underground StationVictoria
13 min walk
Stockwell Underground StationNorthern · Victoria
15 min walk
Denmark Hill Rail StationThameslink · Southeastern
15 min walk
Oval Underground StationNorthern
17 min walk
No bus stops within 400m

46

Walkability score

163

Footpaths (500m)

5

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

Canary Wharf50 min ↑
City ★44 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

10

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)18
Nearest car park409m
Santander docks (800m)5
Nearest cycle dock0.5 km

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 qualityMEDIUM
NO₂: 48.0 µg/m³ · PM2.5: 10.0 µg/m³
Worse air than 63% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.0 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Walthamstow Marshes SSSI — 11.8 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

LAMBETH WALK GROUP PRACTICE

AKERMAN HEALTH CENTRE, 60 PATMOS ROAD, SW9 6AF

8 min walk

80%

Recommend GP

80%

Overall GP experience

12

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 882 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

118

Parks (1km)

20

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

11

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Brixton Jamm (415 m)

Nearest supermarketCo-op Food · 842 m
2 tennis courts5 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

2

Cinemas (2km)

542m

Post office

Nearby shops

Best-one359 m
Co-op Food449 m
Haynuf455 m
Low Cost Food & Wine458 m

Nearby cafes

Annapurna189 m
Moonzies454 m
The Little Cat Cafe476 m
Kiosk Cafe476 m

Nearby restaurants

MMM Fried Chicken334 m
Ge'ez341 m
Sabor Latino369 m
Fez & Bar-B-Q455 m

Nearby pubs

Brixton Jamm415 m
Crown & Anchor484 m
Jalisco549 m
Casa Mofongo569 m

Nearby gyms

Flaxman Sports Centre454 m
F45 Training499 m
Equal Fitness517 m
Lê Pôle582 m

Nearby pharmacies

Day Lewis Pharmacy668 m
Millennium Pharmacy1.0 km

Nearby health

Brixton Road Mental Health508 m
Akerman Travel Clinic630 m
Dentistry For You651 m
One Dental724 m
Food hygiene (5-star)49% of 111

Business

Local businesses registered here

Active businesses
1
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

E

High street health

Registered businesses

EDWARDS CONSTRUCTION & MAINTENANCE LTD

Investment

Investment grade, yield and market outlook

44

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

33.3

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route2,704m
Crossrail 2 route3,629m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,959 nationally

1,680

Est. population

21,995/km²

61%

Employed

44%

Degree educated

£37,900

Median income

10.8%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

24%
27%
24%
20%
Under 1824%
18–3427%
35–4924%
50–6420%
65+6%

Tenure

16%
70%
Own outright4%
Own (mortgage)10%
Private rent16%
Social rent70%
Shared ownership0%
Rent free1%

Ethnicity

19%
13%
45%
White British19%
White Other13%
Asian5%
Black45%
Mixed11%
Other7%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine28%
No car household67%
Unemployed9%
No qualifications18%

Housing tenure (Census 2021)

Social rent70%
Private rent16%

vs. London

Income vs London-9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
25
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
7
Local approval rate
52%
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)
195
Largest scheme
1989 homes · PARTS OF FAIRFAX MARSTEN & IRETON HOUSE, PARTS OF FAIRFAX MARSTEN & IRETON HOUSE, OVERTON ROAD, SW9
Pipeline pressure
NONE

Named schemes (500m)

PARTS OF FAIRFAX MARSTEN & IRETON HOUSE, PARTS OF FAIRFAX MARSTEN & IRETON HOUSE, OVERTON ROAD, SW91989 homes
completed
L.B. LAMBETH DEPOT, 105, L.B. LAMBETH DEPOT, 105, MINET ROAD, SW9 7UH74 homes
completed
LAND AT, LAND AT, LOTHIAN ROAD, SW974 homes
completed
PART OF PYM AND HAMPDEN HOUSES, PART OF PYM AND HAMPDEN HOUSES, OVERTON ROAD, SW957 homes
completed
MARSTON HOUSE SOUTH, MARSTON HOUSE SOUTH, FIVEWAYS ROAD, SW9 7HA39 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
14.4%
Ward turnout
89%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Nanda Manley-BrowneLabour and Co-operative Party
Samantha Dorney-SmithGreen
John-Paul EnnisLabour and Co-operative Party

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Key facts for SE5 9EF

Full postcodeSE5 9EF
Postcode districtSE5
BoroughLondon Borough of Lambeth
WardBrixton North
Latitude51.470102
Longitude-0.106185
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