Brixton Rush Common · Lambeth · Clapham and Brixton Hill constituency · 51.45032, -0.12024

SW2 2AQ— Brixton Rush Common, Lambeth

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

The practical family move

 

Schools 71%Safety 75/100Transport 40/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
75
Schools
59
Transport
40
Environment
34
Investment
48

The bottom line

SW2 2AQ offers low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SW2 2AQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+27.6% vs London avg
vs London crime-6.0% vs London avg

Deep-dive guides for SW2 2AQ

🛡️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🔒 Very Safe

“The practical family move”

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How SW2 2AQ 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 · 4 min walk

KS2: 108.6

—

Secondary

Trinity Academy

Not yet inspected · 9 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 · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.4 incidents per 1,000 residents

Better than 53% of London
↑ Rising 274.1%

-23% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour25%
Other22%
Vehicle crime10%
Robbery6%
Theft5%
Drug offences4%
Burglary3%

Stop & search

4.3

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 6% 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£9,179/m²
Price per ft²£853/ft²
Avg floor area74.3 m²

EPC breakdown

C
1%
D
6%
E
1%

Based on 8 properties · Confidence: low

Street mix

Terraced 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

Low

Market activity

100d

Days to sell

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 erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 50 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+7.1%

Total change

+679%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.3%

per year

Acceleration

-15.47

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £700k+ · 21 sales

Property Type Mix

Total: 21 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£88k£157k+77.9%1.2
Post-dot-com plateau2002–2004£214k£258k+20.6%2
Pre-crash peak2005–2006£243k£285k+17.3%1
GFC & correction2009–2012£305k£376k+23.1%1.2
Help-to-Buy recovery2013–2015£470k£700k+48.9%1
Rate-rise correction2022–2022£750k£750k+0%1
Current market2026–2026£688k£688k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+3.3% alpha

Terraced+3.3% α
Local
12.5%
District
9.2%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Brixton Underground StationVictoria line
17 min walk
Streatham Hill→ Victoria· 4 tph
7 min

Nearby stations

Brixton Underground StationVictoria
18 min walk
Streatham HillNational Rail
18 min walk
Clapham North Underground StationNorthern
22 min walk
Clapham Common Underground StationNorthern
22 min walk
Clapham High Street Rail StationWindrush
24 min walk
No bus stops within 400m

47

Walkability score

99

Footpaths (500m)

1

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria ★33 min
Waterloo38 min ≈
Canary Wharf53 min ↑
City45 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

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park627m
Santander docks (800m)1
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: 4.0 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 61%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 11.3 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

3 min walk

75%

Recommend GP

75%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalLambeth Hospital · 1.7 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

131

Parks (1km)

21

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

2

Convenience

Nearest supermarketPhambra Food Store · 440 m
1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

194m

Post office

Nearby shops

Hill Food & Wine268 m
New Mini Market373 m
New Park Fruiterers417 m
Airy Food & Wine436 m

Nearby cafes

Kata Kata279 m
Angela's Cafe386 m
Marie Stopes Cafe397 m
F Mondays405 m

Nearby restaurants

Paulo's260 m
Negril296 m
Bombay Inn304 m
Morley's310 m

Nearby pubs

Elm Park Tavern218 m
The Windmill439 m
The Sultan475 m
White Horse497 m

Nearby gyms

Jetts Fitness339 m
Yoga point889 m
Anytime Fitness1.2 km

Nearby pharmacies

Hillrise Pharmacy342 m
Day Lewis Pharmacy437 m

Nearby health

Marie Stopes Clinic402 m
Dental Laboratory594 m
Palace Road Surgery707 m
Orchard Orthodontics1.0 km
Food hygiene (5-star)51% of 79

Business

Local businesses registered here

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

High street

A

High street health

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

Rental market

High

Demand

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

41.8

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route5,103m
Crossrail 2 route3,785m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,861 nationally

1,646

Est. population

20,827/km²

77%

Employed

66%

Degree educated

£53,600

Median income

6.6%

Claimant rate

Inner cityVery high densityYoung professionals

40

Community stability

Age profile

16%
37%
23%
17%
Under 1816%
18–3437%
35–4923%
50–6417%
65+7%

Tenure

14%
28%
30%
26%
Own outright14%
Own (mortgage)28%
Private rent31%
Social rent26%
Shared ownership1%

Ethnicity

46%
17%
22%
White British46%
White Other17%
Asian4%
Black22%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine14%
No car household59%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent30%
Social rent26%

vs. London

Income vs London+27.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
20
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
6
Local approval rate
38%
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
4
Under construction
2
Completed (3yr)
36
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)

Land Between 29 And 31 Blenheim Gardens, Development Control Pseudo Street, SW217 homes
completed
228, 228, Brixton Hill, SW2 1HE12 homes
completed
29, 29, Blenheim Gardens, SW2 5EU12 homes
completed
68, 68, Arodene Road, London, SW2 2BH11 homes
completed
Unit 2, Rear of Elf Garage, 124 - 128, Unit 2, Rear of Elf Garage, 124 - 128, Brixton Hill, SW2 1RS9 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

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Key facts for SW2 2AQ

Full postcodeSW2 2AQ
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Rush Common
Latitude51.450319
Longitude-0.120245
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