Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.45861, -0.11233

SW2 1BD— Brixton Windrush, Lambeth

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

City living at its best

 

Schools 63%Safety 78/100Transport 60/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
78
Schools
54
Transport
60
Environment
41
Investment
48

The bottom line

SW2 1BD offers low crime and fast broadband — a strong choice for Families.

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Location

SW2 1BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for SW2 1BD

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

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“City living at its best”

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How SW2 1BD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

54

Education score

Fair for families
★ Top school within 1km
★

Primary

Hill Mead Primary School

Requires Improvement · Inspected Jun 2024 · 6 min walk

KS2: 100.7

—

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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Brixton Fire Station · 606m

Crime is 35% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SW2 district median

£523,050

Based on 433 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£7,780/m²
Price per ft²£723/ft²
Avg floor area81.3 m²

EPC breakdown

C
13%
D
29%
E
3%

Based on 45 properties · Confidence: high

Street mix

Semi 3%Terraced 27%Flat 69%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

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 yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£203,250
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)
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

1995–2025 · CAGR

+7.3%

Total change

+717%

Market Activity

Price Velocity & Acceleration

Current Velocity

-58.9%

per year

Acceleration

-168.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 71 sales

Property Type Mix

Total: 71 sales

Semi-detached2.8%
Terraced26.8%
Flat/maisonette70.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£270k+283%3.6
Post-dot-com plateau2001–2004£142k£350k+146.5%3
Pre-crash peak2005–2007£290k£275k-5.2%4
GFC & correction2009–2012£321k£250k-22.1%2.8
Help-to-Buy recovery2013–2016£385k£700k+81.7%2.3
Brexit uncertainty2017–2019£656k£398k-39.3%1.7
Pandemic surge2020–2021£633k£700k+10.6%1
Rate-rise correction2022–2023£669k£1.40m+109.2%2.5
Current market2025–2025£576k£576k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+2.9% alpha

Weakest performer

Flat/maisonette

+0.7% alpha

Terraced+2.9% α
Local
14%
District
11.1%
Flat/maisonette+0.7% α
Local
7.5%
District
6.8%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

65out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing6
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Brixton Underground StationVictoria line
5.3 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

279

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

13

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)10
Nearest car park119m
Santander docks (800m)5
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
552m

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 waterNONE
No assessed surface water flood risk
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: 3.1 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Croham Hurst SSSI — 12.1 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

5 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

100

Parks (1km)

113

Restaurants (800m)

35

Cafes (800m)

10

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

23

Sports (1km)

4

Convenience

Nearest supermarketBrixton Food & WIne · 474 m
8 tennis courts2 swimming pools6 sports halls

Nightlife (500m)

0

Nightclubs

10

Late-night venues

B

1

Libraries (1km)

2

Cinemas (2km)

665m

Post office

Nearby shops

Express News345 m
Brixton Hill Express348 m
Atlantic Meat Market359 m
Esme's368 m

Nearby cafes

Koala Coffee212 m
Brixton Pound Cafe290 m
Phoenix Cafe341 m
En Root348 m

Nearby restaurants

Maureen's Brixton Kitchen182 m
Black & White294 m
The Courtesan297 m
Fujiyama307 m

Nearby pubs

Effra Hall Tavern151 m
Ghost Whale268 m
Clover's328 m
Effra Social328 m

Nearby gyms

London Ip Man Wing Chun Kung Fu100 m
Yoga point301 m
Brixton Street Gym307 m
Hot Yoga Brixton420 m

Nearby pharmacies

Day Lewis Pharmacy735 m

Nearby health

Orchard Orthodontics344 m
Dentistry For You707 m
Marie Stopes Clinic715 m
Blue Dental Care748 m
Food hygiene (5-star)51% of 326

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

12 RATTRAY ROAD FREEHOLD LIMITED
28 RATTRAY ROAD MANAGEMENT LIMITED
OTIS CAPITAL LTD
RATTRAY MANAGEMENT LTD
ROMASH ENGINEERING LIMITED

+1 more

Investment

Investment grade, yield and market outlook

48

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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score40/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

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

8/100

Velocity score

Future outlook

60.4

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 route4,030m
Crossrail 2 route3,844m

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

Urban coreVery 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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
39
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
28
Planning apps (3 years)
10
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)

368-372, 368-372, Coldharbour Lane, SW9 8PL155 homes
completed
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

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

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Key facts for SW2 1BD

Full postcodeSW2 1BD
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.458609
Longitude-0.112333
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