Brixton Rush Common · Lambeth · Clapham and Brixton Hill constituency · 51.44943, -0.11945

SW2 2AP— Brixton Rush Common, Lambeth

Location and area intelligence for SW2 2AP, Brixton Rush Common, Lambeth

The family fortress

 

Schools 71%Safety 75/100Transport 34/100Yield 3.80%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
57
Safety
75
Schools
59
Transport
34
Environment
42
Investment
51

The bottom line

SW2 2AP offers low crime and fast broadband at £567,775 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SW2 2AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+9.2% vs London avg
vs London income+27.6% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for SW2 2AP

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

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Postcode Personality

🚇 Well-Connected🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SW2 2AP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

59

Education score

Good for families
★ Top school within 1km
★

Primary

Holy Trinity Church of England Primary School

Requires Improvement · Inspected Jul 2023 · 3 min walk

KS2: 108.6

—

Secondary

Trinity Academy

Not yet inspected · 10 min walk

P8: -0.17A8: 38.6

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

Below London average

Childcare

Childcare

Holmewood Nursery School

Not inspected · 3 min walk

10 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

61.9 incidents per 1,000 residents

Better than 53% of London
↑ Rising 288.5%

-23% vs borough

Crime by type

Other29%
Anti-social behaviour26%
Violence & sexual offences21%
Vehicle crime12%
Drug offences8%
Burglary4%
Robbery1%
Theft0%

Stop & search

1.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.7km

Crime is 5% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£567,775

Median sale price

Above London median by 9%

£567,775 is 9% above the London median (£520,000)

+47.1%

This year

Flat

Dominant type

Price history

5-year change
-26.7%
Sales (24 months)6
New build0.0%
Avg flat£567,775
Price per m²£8,031/m²
Price per ft²£746/ft²
Avg floor area74.3 m²

EPC breakdown

A
2%
C
23%
D
24%
E
1%
F
3%

Based on 53 properties · Confidence: high

Street mix

Semi 3%Terraced 26%Flat 69%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£15,889
First-time buyerFTB
£7,139
Additional propertyBTL/2nd
£32,922

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

10.6×

Price-to-income

£2,840/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£185,750
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 DAnnual charge £1,848
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.9%

Total change

+650%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.5%

per year

Acceleration

-3.87

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 87 sales

Property Type Mix

Total: 87 sales

Semi-detached3.4%
Terraced26.4%
Flat/maisonette70.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£77k£113k+46.6%3.5
Post-dot-com plateau2001–2004£146k£202k+38.6%4.2
Pre-crash peak2005–2007£105k£275k+162.2%4.7
GFC & correction2010–2012£373k£250k-32.9%2.5
Help-to-Buy recovery2013–2016£310k£508k+63.7%4
Brexit uncertainty2017–2018£531k£450k-15.2%2.5
Pandemic surge2020–2021£493k£775k+57.4%2
Rate-rise correction2022–2023£455k£472k+3.6%3
Current market2024–2025£530k£575k+8.5%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+3.1% alpha

Weakest performer

Flat/maisonette

+1.7% alpha

Terraced+3.1% α
Local
15.6%
District
12.5%
Flat/maisonette+1.7% α
Local
8.2%
District
6.5%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Brixton Underground StationVictoria line
18 min walk
Streatham Hill→ Kings Cross· 2 tph
55 min

Nearby stations

Streatham HillNational Rail
17 min walk
Brixton Underground StationVictoria
19 min walk
Clapham North Underground StationNorthern
24 min walk
Clapham Common Underground StationNorthern
24 min walk
Clapham South Underground StationNorthern
25 min walk
No bus stops within 400m

40

Walkability score

99

Footpaths (500m)

0

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria ★37 min
Waterloo43 min ↑
Canary Wharf54 min ↑
City48 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

3

Car parks (800m)

1

EV chargers (800m)

Nearest car park610m
Santander docks (800m)0
Nearest cycle dock0.8 km

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: 4.1 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 28%
More green space than 92% of London

Nearest SSSI: Croham Hurst SSSI — 11.2 km

Energy

Solar: 849 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 yield849.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BRIXTON HILL GROUP PRACTICE

SURGERY, 22 RALEIGH GARDENS, BRIXTON, SW2 1AE

4 min walk

75%

Recommend GP

75%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalLambeth Hospital · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

138

Parks (1km)

19

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketPhambra Food Store · 506 m
1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

113m

Post office

Nearby shops

Hill Food & Wine293 m
New Mini Market394 m
New Park Fruiterers433 m
Airy Food & Wine445 m

Nearby cafes

Kata Kata389 m
Angela's Cafe406 m
Marie Stopes Cafe491 m
F Mondays508 m

Nearby restaurants

Paulo's289 m
Bombay Inn318 m
Morley's323 m
Negril407 m

Nearby pubs

Elm Park Tavern127 m
The Sultan480 m
The Hand in Hand549 m
The Windmill551 m

Nearby gyms

Jetts Fitness447 m
Yoga point926 m

Nearby pharmacies

Hillrise Pharmacy346 m
Day Lewis Pharmacy538 m

Nearby health

Marie Stopes Clinic495 m
Dental Laboratory545 m
Palace Road Surgery616 m
Orchard Orthodontics1.1 km
Food hygiene (5-star)49% of 78

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

E

High street health

Registered businesses

21 BRADING ROAD MANAGEMENT LIMITED
BUDDING LANDSCAPES LTD

Investment

Investment grade, yield and market outlook

51

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

42.9

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route5,162m
Crossrail 2 route3,880m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,488 nationally

1,633

Est. population

13,112/km²

71%

Employed

65%

Degree educated

£53,600

Median income

3.7%

Claimant rate

Inner cityHigh densityYoung professionals

43

Community stability

Age profile

18%
34%
22%
17%
Under 1818%
18–3434%
35–4922%
50–6417%
65+10%

Tenure

23%
33%
35%
Own outright23%
Own (mortgage)33%
Private rent35%
Social rent9%
Shared ownership1%

Ethnicity

47%
16%
15%
White British47%
White Other16%
Asian4%
Black15%
Mixed8%
Other11%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine13%
No car household51%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent35%
Social rent9%

vs. London

Income vs London+27.6%
Price vs London+9.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
20
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
6
Local approval rate
32%
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
2
Under construction
0
Completed (3yr)
33
Largest scheme
168 homes · SITE OF FORMER TULSE HILL SCHOOL, SITE OF FORMER TULSE HILL SCHOOL, UPPER TULSE HILL, SW2
Pipeline pressure
LOW

Named schemes (500m)

SITE OF FORMER TULSE HILL SCHOOL, SITE OF FORMER TULSE HILL SCHOOL, UPPER TULSE HILL, SW2168 homes
completed
68, 68, Arodene Road, London, SW2 2BH11 homes
completed
102-110 and 37 garages, 102-110 and 37 garages, Challice Way, SW2 3RE11 homes
completed
Unit 2, Rear of Elf Garage, 124 - 128, Unit 2, Rear of Elf Garage, 124 - 128, Brixton Hill, SW2 1RS9 homes
completed
The Hop Poles Public House, 60, The Hop Poles Public House, 60, Upper Tulse Hill, SW2 2RW8 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
16.2%
Ward turnout
123%
Election year
2026
MP
Bell Ribeiro-Addy (Labour)
MP majority
18,005
Constituency
Clapham and Brixton Hill

Councillors

Zvikomborero ChihoroGreen
Sacha Takyi-BerkoGreen
Viktor WesterdahlGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£567,775)

£15,889

Standard buyer

£7,139

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 2AP

Full postcodeSW2 2AP
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Rush Common
Latitude51.449434
Longitude-0.119446
Parliamentary constituencyClapham and Brixton Hill
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