Clapham Common & Abbeville · Lambeth · Clapham and Brixton Hill constituency · 51.45235, -0.14263

SW12 0DF— Clapham Common & Abbeville, Lambeth

Location and area intelligence for SW12 0DF, Clapham Common & Abbeville, Lambeth

The practical family move

 

Bottom 25% LondonSchools 100%Safety 78/100Transport 51/100Yield 3.51%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
78
Schools
100
Transport
51
Environment
67
Investment
46

The bottom line

SW12 0DF offers exceptional schools (100% Good/Outstanding) and low crime at £615,000 median — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SW12 0DF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+18.3% vs London avg
vs London income+13.1% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for SW12 0DF

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

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“The practical family move”

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How SW12 0DF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Bonneville Primary School

Outstanding · Inspected May 2024 · 3 min walk

KS2: 110.2

★★★

Secondary

La Retraite Roman Catholic Girls' School

Outstanding · Inspected Dec 2023 · 6 min walk

P8: +0.26A8: 52.1

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Maytree Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.9 incidents per 1,000 residents

Better than 63% of London
↑ Rising 413.3%

from a low base — still below London average

-39% vs borough

Crime by type

Violence & sexual offences27%
Other18%
Vehicle crime18%
Anti-social behaviour17%
Burglary8%
Drug offences6%
Theft4%
Robbery1%

Stop & search

2.5

per 1,000 residents

→ Stable

trend

Road safety

90

Road safety score

6

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.4km

Crime is 25% below 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.

£615,000

Median sale price

Above London median by 18%

£615,000 is 18% above the London median (£520,000)

+9.8%

This year

Flat

Dominant type

Price history

5-year change
+11.8%
Sales (24 months)7
New build0.0%
Avg flat£615,000
Price per m²£8,425/m²
Price per ft²£783/ft²
Avg floor area73.4 m²

EPC breakdown

B
7%
C
29%
D
24%
E
6%
F
1%

Based on 67 properties · Confidence: high

Street mix

Semi 3%Terraced 15%Flat 81%Other 1%

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£18,250
First-time buyerFTB
£9,500
Additional propertyBTL/2nd
£36,700

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

12.9×

Price-to-income

£3,077/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£183,500
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)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,437
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.4%

Total change

+748%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.8%

per year

Acceleration

+3.15

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 91 sales

Property Type Mix

Total: 91 sales

Semi-detached3.3%
Terraced15.4%
Flat/maisonette81.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£73k£197k+171.4%5.5
Post-dot-com plateau2001–2004£230k£250k+8.7%3
Pre-crash peak2005–2007£249k£650k+161%3
GFC & correction2008–2012£115k£485k+321.7%1.8
Help-to-Buy recovery2013–2016£378k£650k+71.9%2.2
Brexit uncertainty2017–2018£550k£489k-11.1%1
Pandemic surge2021–2021£550k£550k+0%3
Rate-rise correction2022–2023£1.80m£525k-70.9%3
Current market2024–2025£560k£615k+9.8%4

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
7.8%
District
7.8%
Terraced+0% α
Local
9%
District
9%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Clapham South Underground StationNorthern line
3.9 min walk
Balham

Nearby stations

Clapham South Underground StationNorthern
4 min walk
Clapham Common Underground StationNorthern
14 min walk
BalhamNational Rail
15 min walk
Balham Underground StationNorthern
15 min walk
Clapham High Street Rail StationWindrush
20 min walk
No bus stops within 400m

53

Walkability score

112

Footpaths (500m)

3

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria ★31 min
Waterloo33 min ↓
Canary Wharf47 min ↑
City38 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park209m
Santander docks (800m)3
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Tesco Car Park· no
209m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 17.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 93% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.0 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 6.8 km

Energy

Solar: 849 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

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 yield849.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CLAPHAM PARK GROUP PRACTICE

72 CLARENCE AVENUE, SW4 8JP

6 min walk

91%

Recommend GP

91%

Overall GP experience

1

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

130

Parks (1km)

22

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Perky Nel (301 m)

Nearest supermarketCo-op Food · 360 m
11 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

361m

Post office

Nearby shops

Sainsbury's Local288 m
The Ginger Pig322 m
Bottle Apostle333 m
McFarlane's337 m

Nearby cafes

CafePod Coffee219 m
Nue Ground274 m
Sequoia Lounge301 m
21 Grams302 m

Nearby restaurants

Osteria229 m
La Bonne Heure229 m
33 Abbeville Road235 m
Brooke240 m

Nearby pubs

The Perky Nel301 m
The Abbeville362 m
The Rookery439 m
The Windmill583 m

Nearby gyms

Semokwan Hapkido Academy297 m
PlayFit Sports Club510 m
SpinWorks551 m
Grappler's Den810 m

Nearby pharmacies

Pharmalite Pharmacy931 m

Nearby health

Clapham South Dental328 m
Clapham Park Group Practice475 m
Dental Clinique696 m
Ten The Pavement Dental Health1.1 km
Food hygiene (5-star)63% of 78

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

46

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

29/100

Velocity score

Future outlook

64.5

Price growth score

C
High

Development pressure

High

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route5,661m
Crossrail 2 route2,304m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,236 nationally

1,574

Est. population

24,358/km²

72%

Employed

65%

Degree educated

£47,500

Median income

4.8%

Claimant rate

Inner cityVery high densityYoung professionals

31

Community stability

Age profile

17%
49%
18%
Under 1817%
18–3449%
35–4918%
50–6412%
65+5%

Tenure

17%
40%
35%
Own outright6%
Own (mortgage)17%
Private rent40%
Social rent35%
Shared ownership1%
Rent free0%

Ethnicity

45%
16%
20%
White British45%
White Other16%
Asian7%
Black20%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine13%
No car household64%
Unemployed5%
No qualifications8%

Housing tenure (Census 2021)

Private rent40%
Social rent35%

vs. London

Income vs London+13.1%
Price vs London+18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
12
Local approval rate
93%
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
1051
Under construction
1
Completed (3yr)
44
Largest scheme
1050 homes · Lambeth College, 45, Clapham Common South Side, SW4 9BL
Pipeline pressure
VERY_HIGH

Named schemes (500m)

Former South London Hospital For Women, Former South London Hospital For Women, Clapham Common South Side, SW4 9DF104 homes
completed
HALLDAY HALL, 64-68, HALLDAY HALL, 64-68, CLAPHAM COMMON SOUTHSIDE, SW474 homes
completed
Land Rear Of Cooper Building, Development Control Pseudo Street, SW4 9DX36 homes
completed
15, 15, Abbeville Road, SW4 9LA20 homes
completed
REAR OF, 53-69, REAR OF, 53-69, HAZELBOURNE ROAD, SW1216 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
20.9%
Ward turnout
86%
Election year
2026
MP
Bell Ribeiro-Addy (Labour)
MP majority
18,005
Constituency
Clapham and Brixton Hill

Councillors

Chris NicholsonLib Dems
Simon Robert CordonLib Dems

Stamp Duty & Affordability Calculator

Stamp duty on median price (£615,000)

£18,250

Standard buyer

£9,500

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 SW12 0DF

Full postcodeSW12 0DF
Postcode districtSW12
BoroughLondon Borough of Lambeth
WardClapham Common & Abbeville
Latitude51.452349
Longitude-0.142629
Parliamentary constituencyClapham and Brixton Hill
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