Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.45734, -0.11122

SW2 1BE— Brixton Windrush, Lambeth

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

High-connectivity investment target

 

Schools 63%Safety 71/100Transport 53/100Yield 4.13%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
71
Schools
38
Transport
53
Environment
41
Investment
54

The bottom line

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

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Location

SW2 1BE

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 income+6.9% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for SW2 1BE

🛡️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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“High-connectivity investment target”

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How SW2 1BE 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 · 7 min walk

KS2: 104.7

—

Secondary

Ark Evelyn Grace Academy

Not yet inspected · Inspected Feb 2025 · 8 min walk

P8: -0.39A8: 38.9

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 · 1 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

87.1 incidents per 1,000 residents

Higher crime than 66% of London
↑ Rising 206.5%

+9% vs borough

Crime by type

Other27%
Anti-social behaviour22%
Violence & sexual offences21%
Vehicle crime10%
Theft7%
Drug offences6%
Burglary5%
Robbery3%

Stop & search

5.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Brixton Fire Station · 723m

Crime is +34% above London average

Property

Prices, sales volume and market trends

Avg floor area82 m²

EPC breakdown

C
3%
D
7%
E
3%

Based on 13 properties · Confidence: medium

Street mix

Semi 8%Terraced 56%Flat 36%

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

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£205,000
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 DAnnual charge £1,848
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+8.2%

Total change

+814%

Market Activity

Price Velocity & Acceleration

Current Velocity

-31.7%

per year

Acceleration

-16.41

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £150k–£175k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached8%
Terraced56%
Flat/maisonette36%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£68k£174k+154.1%1.8
Post-dot-com plateau2001–2004£126k£330k+162.3%1.3
Pre-crash peak2005–2006£242k£250k+3.3%1
GFC & correction2009–2012£425k£390k-8.2%1.7
Help-to-Buy recovery2014–2015£345k£929k+169.3%1.5
Brexit uncertainty2017–2019£1.08m£915k-15.3%1.5
Rate-rise correction2023–2023£625k£625k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+2.2% alpha

Weakest performer

Flat/maisonette

+0.5% alpha

Terraced+2.2% α
Local
13.9%
District
11.7%
Flat/maisonette+0.5% α
Local
6.3%
District
5.8%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Brixton Underground StationVictoria line
7.2 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

Brixton Underground StationVictoria
8 min walk
BrixtonNational Rail
9 min walk
Clapham North Underground StationNorthern
20 min walk
Clapham High Street Rail StationWindrush
22 min walk
Stockwell Underground StationNorthern · Victoria
23 min walk
No bus stops within 400m

65

Walkability score

200

Footpaths (500m)

4

Santander docks (800m)

0.4 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)

1

EV chargers (800m)

Total spaces (800m)10
Nearest car park218m
Santander docks (800m)4
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
692m

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 waterLOW
Low
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: 3.3 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Croham Hurst SSSI — 11.9 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

7 min walk

66%

Recommend GP

66%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

Nearest hospitalLambeth Hospital · 1.2 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

94

Parks (1km)

102

Restaurants (800m)

32

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

22

Sports (1km)

3

Convenience

Nearest supermarketBrixton Food & WIne · 355 m
8 tennis courts2 swimming pools6 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

C

1

Libraries (1km)

2

Cinemas (2km)

825m

Post office

Nearby shops

Jones The Butcher220 m
Stanley Mini Market275 m
Ars Mini Market284 m
Brixton Hill Express463 m

Nearby cafes

Koala Coffee187 m
The Cure Vegan Food213 m
Kahfi308 m
Il Sovrano370 m

Nearby restaurants

Maureen's Brixton Kitchen196 m
Maremma273 m
RapChar278 m
Naughty Piglets281 m

Nearby pubs

Effra Social227 m
Hootananny Brixton258 m
Effra Hall Tavern311 m
Il Maremmano327 m

Nearby gyms

Yoga point150 m
London Ip Man Wing Chun Kung Fu175 m
Brixton Street Gym396 m
Hot Yoga Brixton551 m

Nearby pharmacies

Day Lewis Pharmacy717 m

Nearby health

Orchard Orthodontics471 m
Marie Stopes Clinic681 m
Herne Hill Dental Practice795 m
Health Hub Medical Practice799 m
Food hygiene (5-star)50% of 279

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

E

High street health

Registered businesses

SYNGULA LTD

Investment

Investment grade, yield and market outlook

54

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 score39/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

48.4

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route4,116m
Crossrail 2 route3,978m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,405 nationally

1,618

Est. population

15,701/km²

71%

Employed

64%

Degree educated

£44,900

Median income

6.1%

Claimant rate

Inner cityVery high densityYoung professionals

41

Community stability

Age profile

16%
37%
21%
17%
Under 1816%
18–3437%
35–4921%
50–6417%
65+10%

Tenure

15%
24%
26%
34%
Own outright15%
Own (mortgage)24%
Private rent26%
Social rent34%
Shared ownership2%

Ethnicity

46%
16%
24%
White British46%
White Other16%
Asian3%
Black24%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine12%
No car household53%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Social rent34%
Private rent26%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
33
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
10
Local approval rate
52%
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)
94
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
HILLMEAD INFANTS SCHOOL AND, 49-69, HILLMEAD INFANTS SCHOOL AND, 49-69, SOMERLEYTON ROAD, HOLLYBUSH WALK (33-37), SW923 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 1BE

Full postcodeSW2 1BE
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.457341
Longitude-0.111219
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