Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.46123, -0.11338

SW2 1LE— Brixton Windrush, Lambeth

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

High-connectivity investment target

 

Schools 75%Safety 4/100Transport 66/100Yield 4.13%

Best for: Young professionals

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Lopsided profile — strong transport but weak safety

Liveability
49
Safety
4
Schools
45
Transport
66
Environment
33
Investment
60

The bottom line

SW2 1LE offers fast broadband — a strong choice for Young professionals.

Less suited to Families.

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Location

SW2 1LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-9.5% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for SW2 1LE

🛡️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 high crime🍕 Buzzing

“High-connectivity investment target”

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How SW2 1LE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair for families
★ Top school within 1km
—

Primary

St Helen's Catholic Primary School

Not yet inspected · 8 min walk

KS2: 105.7

—

Secondary

Trinity Academy

Not yet inspected · 9 min walk

P8: -0.17A8: 38.6

75% 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 · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 307.6%

+524% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other37%
Violence & sexual offences16%
Anti-social behaviour12%
Theft10%
Drug offences10%
Robbery6%
Vehicle crime4%
Burglary4%

Stop & search

43.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

11

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 392m

Crime is +669% above London average

Property

Prices, sales volume and market trends

Avg floor area83.4 m²

EPC breakdown

C
6%
D
2%
E
1%

Based on 9 properties · Confidence: low

Street mix

Flat 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£208,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+10%

Total change

+1099%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.3%

per year

Acceleration

+7.47

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£61k£103k+69.2%1.3
Post-dot-com plateau2001–2004£175k£215k+22.9%1
GFC & correction2010–2012£249k£318k+27.7%1
Help-to-Buy recovery2016–2016£723k£723k+0%1
Brexit uncertainty2017–2017£700k£700k+0%1
Rate-rise correction2022–2022£730k£730k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
Brixton Underground StationVictoria line
1.7 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

Brixton Underground StationVictoria
2 min walk
BrixtonNational Rail
3 min walk
Clapham North Underground StationNorthern
15 min walk
Stockwell Underground StationNorthern · Victoria
17 min walk
Clapham High Street Rail StationSoutheastern · Windrush
18 min walk
2 bus routes · 8 stops within 400m · 234 buses/hr peak

80

Walkability score

288

Footpaths (500m)

5

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

16

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)10
Nearest car park242m
Santander docks (800m)5
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
282m

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: 2.8 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 43%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 12.4 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

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 781 m
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

86

Parks (1km)

114

Restaurants (800m)

38

Cafes (800m)

17

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

18

Sports (1km)

11

Convenience

Nearest supermarketCo-op Food · 652 m
2 tennis courts1 swimming pools7 sports halls

Nightlife (500m)

1

Nightclubs

18

Late-night venues

B

1

Libraries (1km)

2

Cinemas (2km)

371m

Post office

Nearby shops

Esme's74 m
Nyame Bekyere81 m
Colombian pastery87 m
Michaels Meats137 m

Nearby cafes

Phoenix Cafe44 m
Duck Egg Cafe61 m
Wild Caper91 m
Express Cafe92 m

Nearby restaurants

Bickles Caribbean Take-away32 m
Fancy Funkin Chicken46 m
Le Bab55 m
Nanban60 m

Nearby pubs

Market House49 m
The Prince Albert57 m
Bottle + Rye60 m
Bar '78115 m

Nearby gyms

Hot Yoga Brixton203 m
LevelOut Brixton234 m
Brixton Recreation Centre263 m
Brixton Street Gym273 m

Nearby pharmacies

Day Lewis Pharmacy913 m

Nearby health

Orchard Orthodontics325 m
Blue Dental Care447 m
Dentistry For You456 m
Lambeth Hospital781 m
Food hygiene (5-star)52% of 337

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

A

High street health

Registered businesses

HEATHFIELD HOUSE LIMITED

Investment

Investment grade, yield and market outlook

60

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 score40/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

44.9

Price growth score

D
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,809m
Crossrail 2 route3,644m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,890 nationally

1,789

Est. population

12,809/km²

67%

Employed

56%

Degree educated

£38,000

Median income

6.9%

Claimant rate

Urban coreHigh densityYoung professionals

29

Community stability

Age profile

15%
43%
17%
17%
Under 1815%
18–3443%
35–4917%
50–6418%
65+7%

Tenure

39%
45%
Own outright6%
Own (mortgage)10%
Private rent39%
Social rent45%
Shared ownership0%
Rent free0%

Ethnicity

29%
15%
34%
White British29%
White Other15%
Asian6%
Black34%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine19%
No car household74%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Social rent45%
Private rent39%

vs. London

Income vs London-9.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
53
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
9
Local approval rate
62%
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
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
360-366, 360-366, Coldharbour Lane, SW9 8PL63 homes
completed
LAND BOUNDED BY, LAND BOUNDED BY, GRESHAM ROAD, WILTSHIRE ROAD & CANTERBURY CRESCENT, SW951 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 1LE

Full postcodeSW2 1LE
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.461234
Longitude-0.113376
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