Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.45968, -0.11389

SW2 1EB— Brixton Windrush, Lambeth

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

The practical family move

 

Schools 63%Safety 78/100Transport 62/100Yield 3.54%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
78
Schools
90
Transport
62
Environment
33
Investment
58

The bottom line

SW2 1EB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £610,000 median — a strong choice for Families.

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Location

SW2 1EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+17.3% vs London avg
vs London income-1.2% vs London avg
vs London crime-35.0% vs London avg

Deep-dive guides for SW2 1EB

🛡️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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“The practical family move”

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How SW2 1EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Sudbourne Primary School

Good · Inspected Sept 2023 · 5 min walk

KS2: 105.3

—

Secondary

Trinity Academy

Not yet inspected · 7 min walk

P8: -0.17A8: 38.6

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Triangle Nursery School

Outstanding · 5 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)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 549m

Crime is 35% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£610,000

Median sale price

Above London median by 17%

£610,000 is 17% above the London median (£520,000)

-2.2%

This year

Flat

Dominant type

Price history

5-year change
+10.9%
Sales (24 months)7
New build0.0%
Avg flat£610,000
Price per m²£9,729/m²
Price per ft²£904/ft²
Avg floor area63.3 m²

EPC breakdown

C
23%
D
35%
E
1%

Based on 59 properties · Confidence: high

Street mix

Terraced 11%Flat 88%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£18,000
First-time buyerFTB
£9,250
Additional propertyBTL/2nd
£36,300

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

14.7×

Price-to-income

£3,052/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£158,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction erabefore 1900
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.4%

Total change

+818%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.2%

per year

Acceleration

-33.86

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £600k–£700k · 73 sales

Property Type Mix

Total: 73 sales

Terraced11%
Flat/maisonette89%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£151k+157.7%3.3
Post-dot-com plateau2001–2004£420k£200k-52.4%2.2
Pre-crash peak2005–2006£212k£227k+7.1%6
GFC & correction2009–2012£295k£364k+23.2%2.3
Help-to-Buy recovery2013–2016£419k£453k+8.1%2.7
Brexit uncertainty2017–2019£567k£486k-14.4%2
Pandemic surge2020–2021£715k£550k-23.1%1
Rate-rise correction2022–2022£493k£493k+0%2
Current market2024–2026£513k£537k+4.8%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Flat/maisonette+1% α
Local
7.5%
District
6.5%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
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
3.7 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

Brixton Underground StationVictoria
4 min walk
BrixtonNational Rail
5 min walk
Clapham North Underground StationNorthern
16 min walk
Clapham High Street Rail StationWindrush
18 min walk
Stockwell Underground StationNorthern · Victoria
19 min walk
2 bus routes · 10 stops within 400m · 286 buses/hr peak

80

Walkability score

307

Footpaths (500m)

6

Santander docks (800m)

0.1 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 park106m
Santander docks (800m)6
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
456m

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: 3.0 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Below 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

3 min walk

66%

Recommend GP

66%

Overall GP experience

5

GPs within 1km

8

Dentists within 1km

Nearest hospitalLambeth Hospital · 868 m
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

86

Parks (1km)

116

Restaurants (800m)

37

Cafes (800m)

11

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

16

Sports (1km)

13

Convenience

Nearest supermarketBrixton Food & WIne · 592 m
2 tennis courts1 swimming pools5 sports halls

Nightlife (500m)

0

Nightclubs

11

Late-night venues

B

1

Libraries (1km)

2

Cinemas (2km)

516m

Post office

Nearby shops

Express News239 m
Colombian pastery242 m
Nyame Bekyere243 m
Brixton Hill Express248 m

Nearby cafes

En Root191 m
Phoenix Cafe197 m
F Mondays213 m
Duck Egg Cafe223 m

Nearby restaurants

Satay Bar196 m
Fancy Funkin Chicken199 m
Bickles Caribbean Take-away208 m
Mezza Me217 m

Nearby pubs

Effra Hall Tavern57 m
Bar '78188 m
Market House195 m
The Prince of Wales221 m

Nearby gyms

London Ip Man Wing Chun Kung Fu219 m
Anytime Fitness284 m
Brixton Street Gym325 m
Hot Yoga Brixton353 m

Nearby pharmacies

Day Lewis Pharmacy750 m

Nearby health

Orchard Orthodontics224 m
Blue Dental Care608 m
Dentistry For You627 m
Marie Stopes Clinic747 m
Food hygiene (5-star)51% of 338

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

14 KELLETT ROAD MANAGEMENT LIMITED
20 KELLETT ROAD LONDON SW2 1EB FREEHOLD LIMITED
22 KELLETT ROAD MANAGEMENT LIMITED
BOLTE EVENT DESIGN LTD
CAPTAIN C HALL & CREW LTD

+4 more

Investment

Investment grade, yield and market outlook

58

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score45/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months4

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

69.1

Price growth score

B
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,978m
Crossrail 2 route3,693m

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%
Price vs London+17.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
54
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
33
Planning apps (3 years)
9
Local approval rate
61%
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)
120
Largest scheme
288 homes · 6 Canterbury Crescent And 49 Brixton Station Road, Brixton, Development Control Pseudo Street, SW9 8PQ
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
'The Triangle Site', Land West Of, 'The Triangle Site', Land West Of, Brixton Hill, South Of Acre Lane; East Of Porden Road, SW2120 homes
completed
ST MATTHEWS ESTATE, ST MATTHEWS ESTATE, ST MATTHEWS ROAD, SW2 1NG99 homes
completed
63A, 63A, Effra Road, SW2 1BZ42 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 (£610,000)

£18,000

Standard buyer

£9,250

First-time buyer

Save £8,750

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 1EB

Full postcodeSW2 1EB
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.459677
Longitude-0.113886
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