Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.45843, -0.11267

SW2 1AJ— Brixton Windrush, Lambeth

Location and area intelligence for SW2 1AJ, Brixton Windrush, Lambeth

City living at its best

 

Schools 63%Safety 78/100Transport 55/100Low yield 3.43%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
78
Schools
38
Transport
55
Environment
41
Investment
50

The bottom line

SW2 1AJ offers low crime and fast broadband at £630,000 median — a strong choice for Families.

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Location

SW2 1AJ

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+21.2% vs London avg
vs London income-1.2% vs London avg
vs London crime-35.0% vs London avg

Deep-dive guides for SW2 1AJ

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

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Postcode Personality

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“City living at its best”

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How SW2 1AJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

38

Education score

Fair for families
★ Top school within 1km
—

Primary

Jubilee Primary School

Not yet inspected · 9 min walk

KS2: 104.7

—

Secondary

Trinity Academy

Not yet inspected · 7 min walk

P8: -0.17A8: 38.6

63% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★★

Childcare

Triangle Nursery School

Outstanding · 3 min walk

8 primaries · 2 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

42.3 incidents per 1,000 residents

Better than 69% of London
↑ Rising 252.6%

from a low base — still below London average

-47% vs borough

Crime by type

Other33%
Violence & sexual offences21%
Anti-social behaviour15%
Drug offences13%
Robbery7%
Theft4%
Vehicle crime3%
Burglary3%

Stop & search

6.9

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: Brixton Fire Station · 633m

Crime is 35% 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.

£630,000

Median sale price

Above London median by 21%

£630,000 is 21% above the London median (£520,000)

+50.3%

This year

Flat

Dominant type

Price history

5-year change
-4.4%
Sales (24 months)5
New build0.0%
Avg terraced£792,500
Avg flat£630,000
Price per m²£7,885/m²
Price per ft²£733/ft²
Avg floor area83.2 m²

EPC breakdown

C
20%
D
21%
E
8%

Based on 49 properties · Confidence: high

Street mix

Terraced 32%Flat 67%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£19,000
First-time buyerFTB
£19,000
Additional propertyBTL/2nd
£37,900

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

15.2×

Price-to-income

£3,152/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£208,000
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 CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.7%

Total change

+654%

Market Activity

Price Velocity & Acceleration

Current Velocity

+50.3%

per year

Acceleration

+39.12

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 84 sales

Property Type Mix

Total: 84 sales

Terraced33.3%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£113k£170k+50.4%4.5
Post-dot-com plateau2001–2004£138k£180k+30.4%2.5
Pre-crash peak2005–2007£220k£300k+36.3%2.7
GFC & correction2008–2012£365k£250k-31.5%2.4
Help-to-Buy recovery2013–2016£750k£659k-12.2%3.2
Brexit uncertainty2017–2019£410k£639k+55.7%2.3
Pandemic surge2020–2021£943k£659k-30.1%4
Rate-rise correction2022–2023£795k£1.28m+61.3%1
Current market2024–2026£510k£853k+67.2%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.2% alpha

Weakest performer

Flat/maisonette

-1.5% alpha

Terraced+1.2% α
Local
10.6%
District
9.4%
Flat/maisonette-1.5% α
Local
5.4%
District
6.9%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Brixton Underground StationVictoria line
5.5 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

Brixton Underground StationVictoria
6 min walk
BrixtonNational Rail
7 min walk
Clapham North Underground StationNorthern
18 min walk
Clapham High Street Rail StationWindrush
20 min walk
Stockwell Underground StationNorthern · Victoria
21 min walk
No bus stops within 400m

67

Walkability score

288

Footpaths (500m)

5

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge39 min ↑
Victoria ★29 min
Waterloo35 min ↓
Canary Wharf49 min ↑
City41 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

12

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)10
Nearest car park99m
Santander docks (800m)5
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
574m

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 waterMEDIUM
Medium
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: 3.2 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 58%
More green space than 90% of London

Nearest SSSI: Croham Hurst SSSI — 12.0 km

Energy

Solar: 856 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): 2

Landslide susceptibility: Medium

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 yield856.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LARC CLINIC (LA)

9 BRIGHTON TERRACE, BRIXTON, SW9 8DJ

6 min walk

66%

Recommend GP

66%

Overall GP experience

4

GPs within 1km

8

Dentists within 1km

Nearest hospitalLambeth Hospital · 1.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

101

Parks (1km)

112

Restaurants (800m)

35

Cafes (800m)

9

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

23

Sports (1km)

4

Convenience

Nearest supermarketBrixton Food & WIne · 452 m
8 tennis courts2 swimming pools6 sports halls

Nightlife (500m)

0

Nightclubs

9

Late-night venues

C

1

Libraries (1km)

2

Cinemas (2km)

675m

Post office

Nearby shops

Express News327 m
Brixton Hill Express329 m
Jones The Butcher370 m
Ars Mini Market371 m

Nearby cafes

Koala Coffee235 m
Brixton Pound Cafe317 m
Phoenix Cafe347 m
En Root353 m

Nearby restaurants

Maureen's Brixton Kitchen209 m
Black & White321 m
The Courtesan324 m
Vera Cruz327 m

Nearby pubs

Effra Hall Tavern164 m
Ghost Whale295 m
Effra Social304 m
Hootananny Brixton340 m

Nearby gyms

London Ip Man Wing Chun Kung Fu129 m
Yoga point289 m
Brixton Street Gym337 m
Anytime Fitness423 m

Nearby pharmacies

Day Lewis Pharmacy704 m

Nearby health

Orchard Orthodontics328 m
Marie Stopes Clinic684 m
Dentistry For You732 m
Blue Dental Care761 m
Food hygiene (5-star)52% of 329

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

15 DALBERG ROAD MANAGEMENT COMPANY LIMITED
COLLABO VENTURES LTD
DALBERG PROPERTY LIMITED
MARSSAIÉ LTD
MINISTRY OF MOTHERHOOD CIC

+2 more

Investment

Investment grade, yield and market outlook

50

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
3.4% (average)London avg: 3.8%Below average yield — bottom 52%
Gentrification score39/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months2

Rental market

High

Demand

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

60.8

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route4,059m
Crossrail 2 route3,833m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,409 nationally

1,584

Est. population

21,333/km²

75%

Employed

67%

Degree educated

£41,500

Median income

4.6%

Claimant rate

Inner cityVery high densityYoung professionals

31

Community stability

Age profile

51%
17%
13%
Under 1811%
18–3451%
35–4917%
50–6413%
65+7%

Tenure

14%
40%
32%
Own outright11%
Own (mortgage)14%
Private rent40%
Social rent32%
Shared ownership3%

Ethnicity

47%
22%
White British47%
White Other13%
Asian4%
Black22%
Mixed10%
Other5%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine12%
No car household69%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Private rent40%
Social rent32%

vs. London

Income vs London-1.2%
Price vs London+21.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
42
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
28
Planning apps (3 years)
7
Local approval rate
46%
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
288
Under construction
0
Completed (3yr)
104
Largest scheme
525 homes · Loughborough Park Estate, Loughborough Park Estate, Loughborough Park Road, SW9
Pipeline pressure
HIGH

Named schemes (500m)

Effra Primary School, 37, Effra Primary School, 37, Effra Parade, SW2 1PJ129 homes
completed
63A, 63A, Effra Road, SW2 1BZ42 homes
completed
43 - 51 and rear of, 43 - 51 and rear of, Brixton Water Lane, SW231 homes
completed
ST. GEORGES RESIDENCES, ST. GEORGES RESIDENCES, RAILTON ROAD, SE2421 homes
completed
RITZY CINEMA & SITE ADJOINING, CAR PARK ON, RITZY CINEMA & SITE ADJOINING, CAR PARK ON, RUSHCROFT ROAD, ELECTRIC LANE, SW220 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
24.4%
Ward turnout
76%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Carlotta AllumGreen
Serafina SpicerGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£630,000)

£19,000

Standard buyer

£19,000

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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Compare Lambeth with nearby boroughs:

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Key facts for SW2 1AJ

Full postcodeSW2 1AJ
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.458426
Longitude-0.112671
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