Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.46004, -0.11209

SW2 1ED— Brixton Windrush, Lambeth

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

The practical family move

 

Schools 71%Safety 78/100Transport 62/100Yield 4.11%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
78
Schools
59
Transport
62
Environment
33
Investment
56

The bottom line

SW2 1ED offers low crime and fast broadband at £525,000 median — a strong choice for Families.

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Location

SW2 1ED

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 avg price+1.0% vs London avg
vs London income-1.2% vs London avg
vs London crime-35.0% vs London avg

Deep-dive guides for SW2 1ED

🛡️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 1ED 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Brixton Fire Station · 452m

Crime is 35% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£525,000

Median sale price

Above London median by 1%

£525,000 is 1% above the London median (£520,000)

-3.5%

This year

Flat

Dominant type

Price history

5-year change
-7.9%
Sales (24 months)5
New build0.0%
Avg flat£525,000
Price per m²£8,454/m²
Price per ft²£785/ft²
Avg floor area66 m²

EPC breakdown

C
20%
D
31%
E
4%
F
1%

Based on 56 properties · Confidence: high

Street mix

Terraced 15%Flat 84%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£13,750
First-time buyerFTB
£5,000
Additional propertyBTL/2nd
£29,500

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

12.7×

Price-to-income

£2,626/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£165,000
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 CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+6.6%

Total change

+578%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.0%

per year

Acceleration

+37.93

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £600k–£700k · 99 sales

Property Type Mix

Total: 99 sales

Terraced15.2%
Flat/maisonette84.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£90k£175k+94.4%4.2
Post-dot-com plateau2001–2004£178k£245k+38%3.8
Pre-crash peak2005–2007£240k£290k+20.8%6.3
GFC & correction2008–2012£300k£325k+8.3%2
Help-to-Buy recovery2013–2016£415k£616k+48.4%2.2
Brexit uncertainty2017–2019£514k£570k+10.9%4
Pandemic surge2020–2021£560k£570k+1.8%2.5
Rate-rise correction2022–2023£600k£755k+25.8%3
Current market2024–2026£632k£610k-3.5%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
7%
District
6.5%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing7
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
3.6 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
17 min walk
Stockwell Underground StationNorthern · Victoria
19 min walk
Clapham High Street Rail StationSoutheastern · Windrush
19 min walk
No bus stops within 400m

64

Walkability score

249

Footpaths (500m)

6

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

14

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)10
Nearest car park201m
Santander docks (800m)6
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
392m

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: 3.0 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
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 · 933 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

82

Parks (1km)

115

Restaurants (800m)

37

Cafes (800m)

12

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

20

Sports (1km)

11

Convenience

Nearest supermarketBrixton Food & WIne · 634 m
2 tennis courts2 swimming pools8 sports halls

Nightlife (500m)

0

Nightclubs

12

Late-night venues

B

1

Libraries (1km)

2

Cinemas (2km)

531m

Post office

Nearby shops

Atlantic Meat Market199 m
Esme's218 m
Michaels Meats227 m
Nyame Bekyere242 m

Nearby cafes

Brixton Pound Cafe138 m
Phoenix Cafe182 m
Duck Egg Cafe221 m
Love Cake Cafe228 m

Nearby restaurants

Black & White141 m
The Courtesan144 m
Fujiyama148 m
Bánh Bánh174 m

Nearby pubs

Effra Hall Tavern75 m
Ghost Whale115 m
Clover's169 m
Flamingo Electric191 m

Nearby gyms

London Ip Man Wing Chun Kung Fu147 m
Brixton Street Gym194 m
Hot Yoga Brixton262 m
LevelOut Brixton393 m

Nearby pharmacies

Day Lewis Pharmacy859 m

Nearby health

Orchard Orthodontics354 m
Dentistry For You548 m
Blue Dental Care603 m
Marie Stopes Clinic849 m
Food hygiene (5-star)50% of 334

Business

Local businesses registered here

Active businesses
30
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
18
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

46 AND 48 KELLETT ROAD RTM COMPANY LIMITED
52 KELLETT ROAD MANAGEMENT LIMITED
64 KELLETT ROAD MANAGEMENT COMPANY LIMITED
68 KELLETT ROAD RTM COMPANY LIMITED
AMMA PAYMENTS LTD

+15 more

Investment

Investment grade, yield and market outlook

56

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 score39/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months5

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

42/100

Velocity score

Future outlook

56.9

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,883m
Crossrail 2 route3,786m

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+1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
45
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
9
Local approval rate
59%
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£525,000)

£13,750

Standard buyer

£5,000

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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Key facts for SW2 1ED

Full postcodeSW2 1ED
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.460035
Longitude-0.112087
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