Clapham Common & Abbeville · Lambeth · Clapham and Brixton Hill constituency · 51.45196, -0.14568

SW12 9NU— Clapham Common & Abbeville, Lambeth

Location and area intelligence for SW12 9NU, Clapham Common & Abbeville, Lambeth

The practical family move

 

Bottom 25% LondonSchools 100%Safety 75/100Transport 58/100Low yield 3.19%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
71
Safety
75
Schools
95
Transport
58
Environment
62
Investment
46

The bottom line

SW12 9NU offers exceptional schools (100% Good/Outstanding) and low crime at £677,000 median — a strong choice for Families.

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Location

SW12 9NU

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+30.2% vs London avg
vs London income+29.5% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for SW12 9NU

🛡️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 9NU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Alderbrook Primary School

Good · Inspected Jan 2024 · 6 min walk

KS2: 106.9

★★★

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 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.1 incidents per 1,000 residents

Better than 52% of London
↑ Rising 409.5%

-22% vs borough

Crime by type

Other31%
Anti-social behaviour23%
Violence & sexual offences21%
Vehicle crime11%
Drug offences5%
Burglary5%
Theft3%
Robbery1%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.5km

Crime is 4% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£677,000

Median sale price

Above London median by 30%

£677,000 is 30% above the London median (£520,000)

+2.8%

This year

Flat

Dominant type

Price history

5-year change
+12.8%
Sales (24 months)5
New build0.0%
Avg flat£677,000
Price per m²£9,063/m²
Price per ft²£842/ft²
Avg floor area78.3 m²

EPC breakdown

C
20%
D
51%
E
5%

Based on 76 properties · Confidence: high

Street mix

Terraced 14%Flat 86%

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£21,350
First-time buyerFTB
£21,350
Additional propertyBTL/2nd
£41,660

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

12.4×

Price-to-income

£3,387/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£195,750
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 DAnnual charge £1,848
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.5%

Total change

+768%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.5%

per year

Acceleration

-28.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 123 sales

Property Type Mix

Total: 123 sales

Terraced13.8%
Flat/maisonette86.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£78k£193k+146.8%5.7
Post-dot-com plateau2001–2004£188k£275k+46.7%5.8
Pre-crash peak2005–2007£271k£409k+51%3.3
GFC & correction2008–2012£200k£415k+107.5%3.6
Help-to-Buy recovery2013–2016£514k£650k+26.5%2.8
Brexit uncertainty2017–2019£820k£630k-23.2%1.7
Pandemic surge2020–2021£650k£600k-7.7%4
Rate-rise correction2022–2023£657k£606k-7.7%4.5
Current market2024–2025£732k£677k-7.5%2.5

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
7.5%
District
7.5%
Terraced+0% α
Local
9.4%
District
9.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

65

Walkability score

185

Footpaths (500m)

3

Santander docks (800m)

0.2 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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park83m
Santander docks (800m)3
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Tesco Car Park· no
83m

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: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.1 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 34%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 6.7 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

TRINITY HOSPICE

30 CLAPHAM COMMON, NORTH SIDE, SW4 0RN

14 min walk

1

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 2.2 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

82

Parks (1km)

26

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

5

Convenience

Nearest supermarketTesco · 175 m
11 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

160m

Post office

Nearby shops

Sainsbury's Local125 m
Costcutter162 m
M & J Town167 m
Majestic183 m

Nearby cafes

The Georgian131 m
Costa136 m
Lockdown Bakehouse145 m
SHED Clapham South167 m

Nearby restaurants

The Urban Greek126 m
Burrito Mex134 m
Morleys134 m
Doner Inn161 m

Nearby pubs

The Perky Nel196 m
The Rookery490 m
The Abbeville543 m
The Grove548 m

Nearby gyms

SpinWorks388 m
Semokwan Hapkido Academy439 m
PlayFit Sports Club498 m
Grappler's Den795 m

Nearby pharmacies

Pharmalite Pharmacy875 m
Superdrug978 m
Dexpharm1.2 km

Nearby health

Clapham South Dental135 m
Dental Clinique540 m
Clapham Park Group Practice686 m
Ten Dental Health891 m
Food hygiene (5-star)65% of 136

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

A

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
3.2% (average)London avg: 3.8%Below average yield — bottom 58%
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

71.1

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route5,811m
Crossrail 2 route2,136m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,735 nationally

1,722

Est. population

17,954/km²

83%

Employed

79%

Degree educated

£54,400

Median income

3.0%

Claimant rate

Inner cityVery high densityYoung professionals

34

Community stability

Age profile

52%
20%
Under 1812%
18–3452%
35–4920%
50–6410%
65+6%

Tenure

15%
27%
47%
Own outright15%
Own (mortgage)27%
Private rent47%
Social rent10%
Shared ownership0%
Rent free0%

Ethnicity

59%
21%
White British59%
White Other21%
Asian5%
Black6%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional71%
Routine / semi-routine5%
No car household50%
Unemployed3%
No qualifications4%

Housing tenure (Census 2021)

Private rent47%
Social rent10%

vs. London

Income vs London+29.5%
Price vs London+30.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
22
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
16
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
2
Under construction
2
Completed (3yr)
58
Largest scheme
104 homes · Former South London Hospital For Women, Former South London Hospital For Women, Clapham Common South Side, SW4 9DF
Pipeline pressure
LOW

Named schemes (500m)

Former South London Hospital For Women, Former South London Hospital For Women, Clapham Common South Side, SW4 9DF104 homes
completed
3-5, 3-5, Nightingale Lane, SW4 9AF102 homes
completed
Section House 3-5, Section House 3-5, Nightingale Lane, SW4 9AH94 homes
completed
4-6, 4-6, Balham Hill, SW12 9EA62 homes
completed
40 & 53, 40 & 53, Balham Hill, Oldridge Road, SW12 9EL52 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 (£677,000)

£21,350

Standard buyer

£21,350

First-time buyer

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 9NU

Full postcodeSW12 9NU
Postcode districtSW12
BoroughLondon Borough of Lambeth
WardClapham Common & Abbeville
Latitude51.451956
Longitude-0.145681
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