Myatt's Fields · Lambeth · Vauxhall and Camberwell Green constituency · 51.47478, -0.10555

SE5 9RH— Myatt's Fields, Lambeth

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

Strong, well-rated schools nearby

 

Schools 86%Safety 77/100Transport 39/100Yield 3.95%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
56
Safety
77
Schools
51
Transport
39
Environment
35
Investment
42

The bottom line

SE5 9RH offers exceptional schools (86% Good/Outstanding) and low crime at £547,500 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE5 9RH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+5.3% vs London avg
vs London income+3.1% vs London avg
vs London crime+32.0% vs London avg

Deep-dive guides for SE5 9RH

🛡️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 9RH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

51

Education score

Fair for families
★ Top school within 1km
—

Primary

Christ Church Primary SW9

Not yet inspected · 3 min walk

KS2: 106.3

—

Secondary

Saint Gabriel's College

Not yet inspected · 3 min walk

P8: +0.25A8: 43.6

86% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Above London average

Childcare

Childcare

Ethelred Nursery School and Children's Centre

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.9 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

+7% vs borough

Crime by type

Other27%
Anti-social behaviour26%
Violence & sexual offences23%
Drug offences6%
Burglary6%
Theft5%
Robbery4%
Vehicle crime4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.3km

Crime is +32% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£547,500

Median sale price

Above London median by 5%

£547,500 is 5% above the London median (£520,000)

+78.1%

This year

Flat

Dominant type

Price history

5-year change
+9.0%
Sales (24 months)7
New build0.0%
Avg flat£547,500
Price per m²£6,502/m²
Price per ft²£604/ft²
Avg floor area86.2 m²

EPC breakdown

C
8%
D
17%
E
27%
F
13%
G
5%

Based on 70 properties · Confidence: high

Street mix

Flat 100%

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

Stamp duty

Standard buyer£14,875
First-time buyerFTB
£6,125
Additional propertyBTL/2nd
£31,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.6×

Price-to-income

£2,739/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£215,500
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 fuelelectricity (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.1%

Total change

+451%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.7%

per year

Acceleration

-9.10

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 227 sales

Property Type Mix

Total: 227 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£120k£240k+100%18.6
Post-dot-com plateau2001–2004£224k£243k+8.5%8.2
Pre-crash peak2005–2007£262k£297k+13.4%7
GFC & correction2008–2012£283k£320k+13.3%4.6
Help-to-Buy recovery2013–2016£395k£565k+43%4
Brexit uncertainty2017–2019£470k£528k+12.2%5
Pandemic surge2020–2021£476k£503k+5.7%3
Rate-rise correction2022–2023£520k£565k+8.7%6
Current market2024–2025£638k£661k+3.7%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
6.1%
District
6.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
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
11 min walk
Loughborough Junction

Nearby stations

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

45

Walkability score

235

Footpaths (500m)

7

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

7

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)6
Nearest car park365m
Santander docks (800m)7
Nearest cycle dock0.5 km

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 waterLOW
Low
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: 1.5 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
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

LAMBETH WALK GROUP PRACTICE

AKERMAN HEALTH CENTRE, 60 PATMOS ROAD, SW9 6AF

1 min walk

80%

Recommend GP

80%

Overall GP experience

12

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

151

Parks (1km)

6

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Golden Goose (400 m)

Nearest supermarketTurkish Food Centre · 714 m
8 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

2

Cinemas (2km)

459m

Post office

Nearby shops

My Local SW987 m
New Camberwell Food and Wine150 m
Spar171 m
Sun Store386 m

Nearby cafes

The Little Cat Cafe81 m
Kiosk Cafe81 m
TGS Delicatessen384 m
Annapurna480 m

Nearby restaurants

St. Gabriel injera395 m
Golden Dragon423 m
New Dewaniam437 m
Denmark Fish Bar464 m

Nearby pubs

The Golden Goose400 m
Clarendon Arms429 m
The Kennington603 m
Crown & Anchor635 m

Nearby gyms

Flaxman Sports Centre531 m
F45 Training610 m
Level Out628 m
Twist Studios644 m

Nearby pharmacies

Day Lewis Pharmacy152 m
Millennium Pharmacy613 m
Sheel Pharmacy672 m
Vitellow Pharmacy876 m

Nearby health

Akerman Travel Clinic109 m
Vassall Medical Centre374 m
The Dental Practice424 m
Mint Dental Centre821 m
Food hygiene (5-star)46% of 65

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

BLACKSPOT CREATIVE LTD.
CATCH COMMS LTD
DH1 CONSULTING LIMITED
FULL HOUSE FILMS LTD
HESELTINE DESIGN LTD

+7 more

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score19/100
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

52.9

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route2,227m
Crossrail 2 route3,426m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,056 nationally

2,317

Est. population

16,657/km²

71%

Employed

59%

Degree educated

£43,300

Median income

7.4%

Claimant rate

SuburbanVery high densityMixed

38

Community stability

Age profile

21%
38%
22%
Under 1821%
18–3438%
35–4922%
50–6413%
65+6%

Tenure

23%
22%
42%
Own outright5%
Own (mortgage)23%
Private rent22%
Social rent43%
Shared ownership8%
Rent free0%

Ethnicity

33%
14%
34%
White British34%
White Other14%
Asian6%
Black34%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine16%
No car household61%
Unemployed6%
No qualifications12%

Housing tenure (Census 2021)

Social rent43%
Private rent22%

vs. London

Income vs London+3.1%
Price vs London+5.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
84
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
13
Local approval rate
67%
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)
50
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
Land Formerly Patmos Lodge 53, Elliott Road31 homes
completed
LAND IN AND REAR OF, 4-20, LAND IN AND REAR OF, 4-20, EVANDALE ROAD, AKERMAN ROAD, SW930 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£547,500)

£14,875

Standard buyer

£6,125

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE5 9RH

Full postcodeSE5 9RH
Postcode districtSE5
BoroughLondon Borough of Lambeth
WardMyatt's Fields
Latitude51.474776
Longitude-0.105545
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
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey