Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.45896, -0.11148

SW2 1BS— Brixton Windrush, Lambeth

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

High-connectivity investment target

 

Schools 63%Safety 71/100Transport 60/100Yield 4.13%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
71
Schools
54
Transport
60
Environment
41
Investment
59

The bottom line

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

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Location

SW2 1BS

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

Deep-dive guides for SW2 1BS

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

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“High-connectivity investment target”

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How SW2 1BS 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

Ark Evelyn Grace Academy

Not yet inspected · Inspected Feb 2025 · 7 min walk

P8: -0.39A8: 38.9

63% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 3 min walk

8 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 550m

Crime is +34% above London average

Property

Prices, sales volume and market trends

Avg floor area95.7 m²

EPC breakdown

D
5%
E
4%

Based on 9 properties · Confidence: low

Street mix

Terraced 100%

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£239,250
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, 100 mm loft insulation
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

2006–2023 · CAGR

+4.7%

Total change

+120%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.9%

per year

Acceleration

-92.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 7 sales

Property Type Mix

Total: 7 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£398k£398k+0%1
GFC & correction2010–2011£307k£550k+79.2%1
Help-to-Buy recovery2013–2013£515k£515k+0%1
Pandemic surge2021–2021£950k£950k+0%1
Rate-rise correction2023–2023£875k£875k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

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
5.1 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

Brixton Underground StationVictoria
6 min walk
BrixtonNational Rail
6 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

65

Walkability score

231

Footpaths (500m)

5

Santander docks (800m)

0.3 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)

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Parking & EV

Car parks, spaces and charging points

13

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)10
Nearest car park181m
Santander docks (800m)5
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
511m

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: 3.1 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 70%
More green space than 91% 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

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 · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

100

Parks (1km)

113

Restaurants (800m)

37

Cafes (800m)

8

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

24

Sports (1km)

7

Convenience

Nearest supermarketBrixton Food & WIne · 523 m
8 tennis courts2 swimming pools8 sports halls

Nightlife (500m)

0

Nightclubs

8

Late-night venues

C

1

Libraries (1km)

2

Cinemas (2km)

655m

Post office

Nearby shops

Atlantic Meat Market315 m
Stanley Mini Market341 m
Esme's344 m
Michaels Meats348 m

Nearby cafes

Koala Coffee161 m
Brixton Pound Cafe238 m
Phoenix Cafe305 m
Duck Egg Cafe345 m

Nearby restaurants

Maureen's Brixton Kitchen122 m
Black & White242 m
The Courtesan246 m
Fujiyama265 m

Nearby pubs

Effra Hall Tavern153 m
Ghost Whale219 m
Clover's286 m
Flamingo Electric310 m

Nearby gyms

London Ip Man Wing Chun Kung Fu36 m
Brixton Street Gym239 m
Yoga point331 m
Hot Yoga Brixton372 m

Nearby pharmacies

Day Lewis Pharmacy805 m

Nearby health

Orchard Orthodontics394 m
Dentistry For You658 m
Blue Dental Care730 m
Marie Stopes Clinic785 m
Food hygiene (5-star)51% of 326

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

RAINDROP EDUCATION LIMITED

Investment

Investment grade, yield and market outlook

59

Investment score

Good

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 score42/100
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

52.3

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,967m
Crossrail 2 route3,878m

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

Urban coreVery 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)
42
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
12
Local approval rate
55%
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)
102
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
360-366, 360-366, Coldharbour Lane, SW9 8PL63 homes
completed
63A, 63A, Effra Road, SW2 1BZ42 homes
completed
HILLMEAD INFANTS SCHOOL AND, 49-69, HILLMEAD INFANTS SCHOOL AND, 49-69, SOMERLEYTON ROAD, HOLLYBUSH WALK (33-37), SW923 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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Compare Lambeth with nearby boroughs:

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Key facts for SW2 1BS

Full postcodeSW2 1BS
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.458964
Longitude-0.111483
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