Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.46046, -0.11198

SW2 1EA— Brixton Windrush, Lambeth

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

The practical family move

 

Schools 71%Safety 78/100Transport 64/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
78
Schools
59
Transport
64
Environment
33
Investment
48

The bottom line

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

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Location

SW2 1EA

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 1EA

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

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Postcode Personality

🚇 Hyper-Connected🎓 Good Schools🔒 Very Safe🍕 Buzzing

“The practical family move”

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How SW2 1EA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

59

Education score

Good for families
★ Top school within 1km
★

Primary

Hill Mead Primary School

Requires Improvement · Inspected Jun 2024 · 5 min walk

KS2: 100.7

—

Secondary

Ark Evelyn Grace Academy

Not yet inspected · Inspected Feb 2025 · 7 min walk

P8: -0.39A8: 38.9

71% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Below London average

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 5 min walk

9 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)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 407m

Crime is 35% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£12,150/m²
Price per ft²£1,129/ft²
Avg floor area66.8 m²

EPC breakdown

B
1%
C
24%
D
31%
E
7%

Based on 63 properties · Confidence: high

Street mix

Terraced 9%Flat 90%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£167,000
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9.6%

Total change

+1460%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.9%

per year

Acceleration

+30.04

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £600k–£700k · 65 sales

Property Type Mix

Total: 65 sales

Terraced9.2%
Flat/maisonette90.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£201k+301.6%3.3
Post-dot-com plateau2002–2004£194k£218k+12.4%3.3
Pre-crash peak2005–2006£287k£298k+3.8%2
GFC & correction2008–2012£250k£339k+35.6%2.6
Help-to-Buy recovery2013–2016£393k£665k+69.2%1.8
Brexit uncertainty2017–2018£473k£600k+27%1.5
Pandemic surge2020–2021£450k£816k+81.4%2.5
Rate-rise correction2022–2022£685k£685k+0%2
Current market2025–2025£780k£780k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.8% alpha

Flat/maisonette+1.8% α
Local
9.7%
District
7.9%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

15out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing6
Trend Position40

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
3.2 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

Brixton Underground StationVictoria
4 min walk
BrixtonNational Rail
4 min walk
Clapham North Underground StationNorthern
17 min walk
Stockwell Underground StationNorthern · Victoria
19 min walk
Clapham High Street Rail StationSoutheastern · Windrush
19 min walk
2 bus routes · 9 stops within 400m · 92 buses/hr peak

78

Walkability score

250

Footpaths (500m)

6

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge33 min ↓
Victoria ★25 min
Waterloo31 min ↓
Canary Wharf45 min ≈
City36 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

16

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)10
Nearest car park241m
Santander docks (800m)6
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
345m

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: 2.9 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 64%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 12.2 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

4 min walk

66%

Recommend GP

66%

Overall GP experience

4

GPs within 1km

8

Dentists within 1km

Nearest hospitalLambeth Hospital · 910 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

85

Parks (1km)

115

Restaurants (800m)

37

Cafes (800m)

14

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

18

Sports (1km)

11

Convenience

Nearest supermarketBrixton Food & WIne · 681 m
2 tennis courts1 swimming pools7 sports halls

Nightlife (500m)

0

Nightclubs

14

Late-night venues

B

1

Libraries (1km)

2

Cinemas (2km)

496m

Post office

Nearby shops

Atlantic Meat Market152 m
Esme's177 m
Michaels Meats180 m
Traditional Artisanal French Store200 m

Nearby cafes

Brixton Pound Cafe97 m
Phoenix Cafe136 m
Love Cake Cafe181 m
Duck Egg Cafe189 m

Nearby restaurants

Black & White99 m
The Courtesan101 m
Fujiyama101 m
Bánh Bánh130 m

Nearby pubs

Ghost Whale73 m
Effra Hall Tavern103 m
Clover's122 m
Flamingo Electric143 m

Nearby gyms

Brixton Street Gym174 m
London Ip Man Wing Chun Kung Fu186 m
Hot Yoga Brixton215 m
LevelOut Brixton363 m

Nearby pharmacies

Day Lewis Pharmacy900 m

Nearby health

Orchard Orthodontics372 m
Dentistry For You501 m
Blue Dental Care563 m
Brixton Road Mental Health883 m
Food hygiene (5-star)50% of 336

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

41 KELLETT ROAD LIMITED
HEAT IT GAS SERVICES LTD

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 score41/100
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

56.7

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,838m
Crossrail 2 route3,770m

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)
44
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
30
Planning apps (3 years)
9
Local approval rate
60%
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)

6 Canterbury Crescent And 49 Brixton Station Road, Brixton, Development Control Pseudo Street, SW9 8PQ288 homes
not_started
368-372, 368-372, Coldharbour Lane, SW9 8PL155 homes
completed
Effra Primary School, 37, Effra Primary School, 37, Effra Parade, SW2 1PJ129 homes
completed
86-88, 86-88, Gresham Road, SW9 7NP71 homes
completed
360-366, 360-366, Coldharbour Lane, SW9 8PL63 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 1EA

Full postcodeSW2 1EA
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.460456
Longitude-0.111983
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