Myatt's Fields · Lambeth · Vauxhall and Camberwell Green constituency · 51.47429, -0.10139

SE5 9LS— Myatt's Fields, Lambeth

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

Strong, well-rated schools nearby

 

Schools 83%Safety 78/100Transport 39/100Yield 4.17%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
59
Safety
78
Schools
90
Transport
39
Environment
48
Investment
52

The bottom line

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

Less suited to Car-free commuters.

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Location

SE5 9LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+16.4% vs London avg
vs London crime+25.0% vs London avg

Deep-dive guides for SE5 9LS

🛡️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

“Strong, well-rated schools nearby”

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How SE5 9LS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St John the Divine Church of England Primary School

Good · Inspected Nov 2023 · 7 min walk

KS2: 105.5

—

Secondary

Saint Gabriel's College

Not yet inspected · 3 min walk

P8: +0.25A8: 43.6

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.3 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

+1% vs borough

Crime by type

Other35%
Violence & sexual offences25%
Anti-social behaviour13%
Drug offences7%
Vehicle crime7%
Theft6%
Robbery5%
Burglary3%

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.3km

Crime is +25% above London average

Property

Prices, sales volume and market trends

Avg floor area93.7 m²

EPC breakdown

C
3%

Based on 3 properties · Confidence: low

Street mix

Terraced 75%Flat 25%

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£234,250
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
RoofFlat, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2023 · CAGR

+6%

Total change

+168%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.8%

per year

Acceleration

+3.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Terraced75%
Flat/maisonette25%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£340k£340k+0%4
GFC & correction2009–2009£448k£448k+0%1
Help-to-Buy recovery2015–2015£725k£725k+0%1
Rate-rise correction2022–2023£800k£910k+13.8%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
13.6 min walk
Loughborough Junction

Nearby stations

Loughborough JunctionNational Rail
11 min walk
Denmark Hill Rail StationThameslink · Southeastern
13 min walk
Oval Underground StationNorthern
14 min walk
Stockwell Underground StationNorthern · Victoria
19 min walk
Kennington Underground StationNorthern
20 min walk
No bus stops within 400m

49

Walkability score

185

Footpaths (500m)

3

Santander docks (800m)

0.7 km

Nearest cycle dock

Central London commute times

London Bridge33 min ↓
Victoria ★31 min
Waterloo31 min ↓
Canary Wharf47 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

14

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)6
Nearest car park239m
Santander docks (800m)3
Nearest cycle dock0.7 km

Nearby car parks

🅿️
The Haven Parking
719m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 1.6 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 11.2 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

NORTH LAMBETH PCN EA HUB

AKERMAN HEALTH CENTRE, 60 PATMOS ROAD, SW9 6AF

4 min walk

80%

Recommend GP

80%

Overall GP experience

14

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 864 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

135

Parks (1km)

6

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

7

Gyms (1km)

10

Sports (1km)

4

Convenience

Nearest supermarketTurkish Food Centre · 435 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

395m

Post office

Nearby shops

Atil News193 m
My Local SW9252 m
Camberwell Daily340 m
Spar367 m

Nearby cafes

Kiosk Cafe230 m
The Little Cat Cafe230 m
El Rincón Caribeño526 m
Eden Cafe529 m

Nearby restaurants

Denmark Fish Bar198 m
New Dewaniam356 m
Golden Dragon390 m
Camberwell Grill517 m

Nearby pubs

Clarendon Arms358 m
Bar Coco Loco362 m
The Bear385 m
The Golden Goose449 m

Nearby gyms

Flaxman Sports Centre327 m
Level Out346 m
Twist Studios367 m
PureGym504 m

Nearby pharmacies

Day Lewis Pharmacy382 m
Kembers & Lawrence557 m
Fourways Pharmacy569 m
Butterfly Pharmacy600 m

Nearby health

Akerman Travel Clinic305 m
The Dental Practice467 m
Camberwell Foot Clinic552 m
Dental Surgery555 m
Food hygiene (5-star)50% of 90

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

E

High street health

Registered businesses

HJLB HOLDINGS LIMITED
STACHE LTD

Investment

Investment grade, yield and market outlook

52

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

30.3

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route2,135m
Crossrail 2 route3,707m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,103 nationally

1,600

Est. population

17,029/km²

65%

Employed

57%

Degree educated

£48,900

Median income

6.4%

Claimant rate

SuburbanVery high densityMixed

41

Community stability

Age profile

19%
32%
20%
20%
Under 1819%
18–3432%
35–4920%
50–6420%
65+9%

Tenure

22%
22%
44%
Own outright11%
Own (mortgage)22%
Private rent22%
Social rent44%
Shared ownership1%
Rent free0%

Ethnicity

35%
14%
31%
White British35%
White Other14%
Asian7%
Black31%
Mixed9%
Other5%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine18%
No car household57%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Social rent44%
Private rent22%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
64
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
15
Local approval rate
77%
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)
61
Largest scheme
808 homes · Myatts Field North Housing Estate, Myatts Field North Housing Estate, Akerman Road, Patmos Road, Cowley Road, Mostyn Road, SW9
Pipeline pressure
NONE

Named schemes (500m)

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
MYATTS HOUSE, MYATTS HOUSE, CORMONT ROAD, SE567 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
CORBET SITE, CORBET SITE, WYNDHAM ROAD, SE518 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
21.6%
Ward turnout
71%
Election year
2026
MP
Florence Eshalomi (Labour (Co-op))
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 9LS

Full postcodeSE5 9LS
Postcode districtSE5
BoroughLondon Borough of Lambeth
WardMyatt's Fields
Latitude51.474286
Longitude-0.101390
Parliamentary constituencyVauxhall and Camberwell Green
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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TfL
Transport
for London
NHS
Digital
Companies
House
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Mail
Food Standards
Agency
Ofcom
Met
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