Myatt's Fields · Lambeth · Dulwich and West Norwood constituency · 51.47258, -0.10566

SE5 9RA— Myatt's Fields, Lambeth

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

The family fortress

 

Schools 71%Safety 82/100Transport 41/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
57
Safety
82
Schools
43
Transport
41
Environment
37
Investment
42

The bottom line

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

Less suited to Car-free commuters.

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Location

SE5 9RA

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 9RA

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

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Postcode Personality

🎓 Good Schools🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE5 9RA 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 · 4 min walk

—

Secondary

Saint Gabriel's College

Not yet inspected · 6 min walk

P8: +0.25A8: 43.6

71% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Below London average

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 22 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.0km

Crime is 16% 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£9,349/m²
Price per ft²£869/ft²
Avg floor area135.4 m²

EPC breakdown

C
1%
D
6%
E
6%
F
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 17%Terraced 83%

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£338,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+8.5%

Total change

+966%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.9%

per year

Acceleration

-18.44

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached16.7%
Terraced83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£127k£270k+113.2%1.8
Post-dot-com plateau2002–2004£421k£455k+8.2%1.7
Pre-crash peak2006–2006£485k£485k+0%1
GFC & correction2008–2011£583k£700k+20.1%1.5
Help-to-Buy recovery2014–2014£1.14m£1.14m+0%1
Brexit uncertainty2019–2019£1.27m£1.27m+0%2
Pandemic surge2020–2021£925k£1.30m+40.5%1
Rate-rise correction2022–2022£1.45m£1.45m+0%2
Current market2024–2024£1.35m£1.35m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.8% alpha

Terraced+0.8% α
Local
13.3%
District
12.5%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

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
13.3 min walk
Loughborough Junction

Nearby stations

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

41

Walkability score

175

Footpaths (500m)

4

Santander docks (800m)

0.5 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

13

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)24
Nearest car park538m
Santander docks (800m)4
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: 1.7 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
More green space than 78% of London

Nearest SSSI: Walthamstow Marshes SSSI — 11.5 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

LAMBETH WALK GROUP PRACTICE

AKERMAN HEALTH CENTRE, 60 PATMOS ROAD, SW9 6AF

4 min walk

80%

Recommend GP

80%

Overall GP experience

15

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 958 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

131

Parks (1km)

7

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

12

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Brixton Jamm (494 m)

Nearest supermarketTurkish Food Centre · 775 m
2 tennis courts5 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

2

Cinemas (2km)

664m

Post office

Nearby shops

My Local SW9312 m
New Camberwell Food and Wine385 m
Spar415 m
Atil News424 m

Nearby cafes

Kiosk Cafe200 m
The Little Cat Cafe200 m
Annapurna276 m
Moonzies556 m

Nearby restaurants

Denmark Fish Bar425 m
Paradise Cove511 m
Morley's511 m
Pipoca512 m

Nearby pubs

Brixton Jamm494 m
Crown & Anchor519 m
Clarendon Arms629 m
The Golden Goose635 m

Nearby gyms

Flaxman Sports Centre411 m
F45 Training509 m
Level Out686 m
Twist Studios712 m

Nearby pharmacies

Day Lewis Pharmacy393 m
Millennium Pharmacy786 m
Sheel Pharmacy885 m
Maddock Pharmacy1.1 km

Nearby health

Akerman Travel Clinic351 m
Vassall Medical Centre587 m
The Dental Practice659 m
Brixton Road Mental Health690 m
Food hygiene (5-star)44% of 73

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

INCREDIBLE EDIBLE LAMBETH CIC
MOTA CONSTRUCTION LTD
MYATT'S FIELDS PARK PROJECT
ROSSLYN LIMITED

Investment

Investment grade, yield and market outlook

42

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

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

4/100

Velocity score

Future outlook

31.3

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route2,445m
Crossrail 2 route3,532m

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)
73
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
11
Local approval rate
68%
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)
52
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)

Myatts Field North Housing Estate, Myatts Field North Housing Estate, Akerman Road, Patmos Road, Cowley Road, Mostyn Road, SW9808 homes
completed
LAND AT, LAND AT, LOTHIAN ROAD, SW974 homes
completed
MYATTS HOUSE, MYATTS HOUSE, CORMONT ROAD, SE567 homes
completed
MARSTON HOUSE NORTH, MARSTON HOUSE NORTH, FIVEWAYS ROAD, SW9 7HA38 homes
completed
Land Formerly Patmos Lodge 53, Elliott Road31 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 9RA

Full postcodeSE5 9RA
Postcode districtSE5
BoroughLondon Borough of Lambeth
WardMyatt's Fields
Latitude51.472584
Longitude-0.105665
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