Clapham Common & Abbeville · Lambeth · Clapham and Brixton Hill constituency · 51.45236, -0.14345

SW12 9PB— Clapham Common & Abbeville, Lambeth

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 75/100Transport 57/100~1% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
71
Safety
75
Schools
100
Transport
57
Environment
63
Investment
34

The bottom line

SW12 9PB offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SW12 9PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW12 9PB

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

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How SW12 9PB 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 · 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)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.4km

Crime is 4% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)3
New build0.0%
Price per m²£11,018/m²
Price per ft²£1,024/ft²
Avg floor area151.7 m²

EPC breakdown

C
8%
D
8%
E
6%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 3%Terraced 81%Flat 16%

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 yield849 kWh/kWp/yr
Rebuild cost estimate£379,250
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.8%

Total change

+792%

Market Activity

Price Velocity & Acceleration

Current Velocity

+111.5%

per year

Acceleration

+151.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached2.7%
Terraced81.1%
Flat/maisonette16.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£212k£450k+112.3%1.8
Post-dot-com plateau2001–2003£276k£515k+86.6%2.3
Pre-crash peak2006–2007£404k£820k+103%2.5
GFC & correction2009–2012£270k£970k+259.3%2
Help-to-Buy recovery2014–2015£1.30m£1.26m-3.3%2.5
Brexit uncertainty2018–2018£1.39m£1.39m+0%3
Pandemic surge2021–2021£1.50m£1.50m+0%2
Current market2024–2025£894k£1.89m+111.5%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.8%
District
7.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

9out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing10
Trend Position10

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
3.3 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
21 min walk
No bus stops within 400m

58

Walkability score

158

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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park153m
Santander docks (800m)3
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Tesco Car Park· no
153m

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: 4.0 km away✗ Not Green Belt✗ Not AONB10% 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

7 min walk

91%

Recommend GP

91%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 2.0 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

118

Parks (1km)

23

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

1

Convenience

Nearest supermarketTesco · 257 m
11 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

304m

Post office

Nearby shops

Sainsbury's Local272 m
M & J Town300 m
Majestic344 m
The Ginger Pig358 m

Nearby cafes

Sequoia Lounge252 m
21 Grams258 m
CafePod Coffee258 m
Costa270 m

Nearby restaurants

Zaferano's246 m
Mate's253 m
Pizzeria on the Green253 m
Osteria268 m

Nearby pubs

The Perky Nel252 m
The Abbeville397 m
The Rookery430 m
The Windmill574 m

Nearby gyms

Semokwan Hapkido Academy315 m
PlayFit Sports Club511 m
SpinWorks513 m
Grappler's Den813 m

Nearby pharmacies

Pharmalite Pharmacy924 m

Nearby health

Clapham South Dental271 m
Clapham Park Group Practice532 m
Dental Clinique661 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

A

High street health

Investment

Investment grade, yield and market outlook

34

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,800London avg: £1,950/mo
Gross yield
1.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

59.7

Price growth score

C
High

Development pressure

High

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route5,690m
Crossrail 2 route2,253m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
18
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
13
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)
47
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

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Key facts for SW12 9PB

Full postcodeSW12 9PB
Postcode districtSW12
BoroughLondon Borough of Lambeth
WardClapham Common & Abbeville
Latitude51.452362
Longitude-0.143449
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