Myatt's Fields · Lambeth · Dulwich and West Norwood constituency · 51.47317, -0.09995

SE5 9LB— Myatt's Fields, Lambeth

Location and area intelligence for SE5 9LB, Myatt's Fields, Lambeth

Strong, well-rated schools nearby

 

Schools 75%Safety 82/100Transport 42/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
63
Safety
82
Schools
100
Transport
42
Environment
47
Investment
44

The bottom line

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

Less suited to Car-free commuters.

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Location

SE5 9LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-9.8% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for SE5 9LB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

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How SE5 9LB 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 · 4 min walk

P8: +1.24A8: 58.1

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.8 incidents per 1,000 residents

Better than 58% of London
→ Stable

-32% vs borough

Crime by type

Anti-social behaviour24%
Other21%
Violence & sexual offences18%
Vehicle crime12%
Burglary7%
Drug offences6%
Theft5%
Robbery5%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.2km

Crime is 16% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£5,266/m²
Price per ft²£489/ft²
Avg floor area81.4 m²

EPC breakdown

C
9%
D
16%
E
6%

Based on 31 properties · Confidence: high

Street mix

Semi 5%Terraced 22%Detached 5%Flat 60%Other 9%

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£203,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+7.1%

Total change

+638%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.6%

per year

Acceleration

-0.35

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £75k–£100k · 74 sales

Property Type Mix

Total: 74 sales

Detached4.1%
Semi-detached5.4%
Terraced24.3%
Flat/maisonette66.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£56k£167k+198.2%4.8
Post-dot-com plateau2001–2004£130k£259k+99%4.2
Pre-crash peak2005–2007£200k£500k+150%3.7
GFC & correction2008–2011£185k£218k+17.6%2
Help-to-Buy recovery2014–2016£500k£496k-0.8%3
Brexit uncertainty2017–2019£628k£540k-13.9%1.7
Pandemic surge2020–2020£840k£840k+0%1
Rate-rise correction2022–2023£541k£585k+8.1%2
Current market2024–2026£763k£413k-45.8%1.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Weakest performer

Terraced

-0.3% alpha

Flat/maisonette+1.6% α
Local
9%
District
7.4%
Terraced-0.3% α
Local
19.7%
District
20%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Oval Underground StationNorthern line
15.5 min walk
Loughborough Junction

Nearby stations

Loughborough JunctionNational Rail
10 min walk
Denmark Hill Rail StationSoutheastern · Windrush
12 min walk
Oval Underground StationNorthern
16 min walk
Brixton Underground StationVictoria
20 min walk
Stockwell Underground StationNorthern · Victoria
20 min walk
No bus stops within 400m

56

Walkability score

145

Footpaths (500m)

1

Santander docks (800m)

0.7 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

15

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)18
Nearest car park202m
Santander docks (800m)1
Nearest cycle dock0.7 km

Nearby car parks

🅿️
The Haven Parking
562m

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: 1.8 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 58%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 11.3 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): 1

Landslide susceptibility: Low

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

6 min walk

65%

Recommend GP

65%

Overall GP experience

14

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 705 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

128

Parks (1km)

16

Restaurants (800m)

17

Cafes (800m)

0

Pubs (400m)

6

Pharmacies (800m)

7

Gyms (1km)

14

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Bar Coco Loco (330 m)

Nearest supermarketTurkish Food Centre · 392 m
4 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

525m

Post office

Nearby shops

Atil News34 m
Ali's Shop232 m
Tesco Express383 m
My Local SW9403 m

Nearby cafes

Kiosk Cafe352 m
The Little Cat Cafe352 m
Eden Cafe442 m
Spice Cafe444 m

Nearby restaurants

Denmark Fish Bar39 m
Camberwell Grill433 m
Black Mountain Gelato450 m
Rico's Piri Piri450 m

Nearby pubs

Bar Coco Loco330 m
The Bear344 m
The Old Dispensary462 m
Clarendon Arms489 m

Nearby gyms

Flaxman Sports Centre189 m
Level Out307 m
Twist Studios338 m
PureGym432 m

Nearby pharmacies

Fourways Pharmacy458 m
Kembers & Lawrence486 m
Butterfly Pharmacy486 m
Day Lewis Pharmacy535 m

Nearby health

One Dental454 m
Akerman Travel Clinic459 m
Camberwell Green Surgery481 m
Dentist By The Green489 m
Food hygiene (5-star)47% of 137

Business

Local businesses registered here

Active businesses
19
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

E

High street health

Registered businesses

119 DENMARK ROAD LTD
121 DENMARK ROAD RTM COMPANY LIMITED
133 DENMARK ROAD MANAGEMENT COMPANY LIMITED
143 DENMARK ROAD FREEHOLD LIMITED
ARDINGHELLI LTD

+14 more

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 score21/100
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 / transient

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

47

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route2,196m
Crossrail 2 route3,854m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,224 nationally

1,787

Est. population

18,137/km²

68%

Employed

51%

Degree educated

£37,900

Median income

7.1%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

37

Community stability

Age profile

21%
29%
23%
18%
Under 1821%
18–3429%
35–4923%
50–6418%
65+9%

Tenure

22%
28%
41%
Own outright7%
Own (mortgage)22%
Private rent28%
Social rent41%
Shared ownership1%
Rent free0%

Ethnicity

38%
15%
28%
White British38%
White Other15%
Asian5%
Black28%
Mixed9%
Other5%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine18%
No car household60%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Social rent41%
Private rent28%

vs. London

Income vs London-9.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
61
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
28
Planning apps (3 years)
15
Local approval rate
79%
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)
30
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 CAR SHOWROOM, 295-297, FORMER CAR SHOWROOM, 295-297, CAMBERWELL NEW ROAD, SE557 homes
completed
LAND BOUNDED BY, FORMER GARAGE - N0.5, LAND BOUNDED BY, FORMER GARAGE - N0.5, LOTHIAN ROAD, LANGTON ROAD, FLODDEN ROAD, SW953 homes
completed
99, 99, CAMBERWELL STATION ROAD, SE519 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
21.6%
Ward turnout
71%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
15,112
Constituency
Vauxhall and Camberwell Green

Councillors

Patience ClagueGreen
Annie GallopLabour and Co-operative Party

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Key facts for SE5 9LB

Full postcodeSE5 9LB
Postcode districtSE5
BoroughLondon Borough of Lambeth
WardMyatt's Fields
Latitude51.473166
Longitude-0.099953
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