West Dulwich · Lambeth · Dulwich and West Norwood constituency · 51.44533, -0.10760

SW2 2BF— West Dulwich, Lambeth

Location and area intelligence for SW2 2BF, West Dulwich, Lambeth

The family fortress

 

Schools 71%Safety 79/100Transport 53/100Yield 4.13%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
59
Safety
79
Schools
66
Transport
53
Environment
44
Investment
67

The bottom line

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

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Location

SW2 2BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+7.4% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for SW2 2BF

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SW2 2BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

66

Education score

Good for families
★ Top school within 1km
★

Primary

Fenstanton Primary School

Requires Improvement · Inspected Jun 2023 · 7 min walk

KS2: 100.0

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 7 min walk

P8: -0.37A8: 35.7

71% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Below London average

Childcare

★★★

Childcare

Triangle Nursery School

Outstanding · 16 min walk

7 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

77.4 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

-3% vs borough

Crime by type

Other27%
Violence & sexual offences26%
Anti-social behaviour18%
Drug offences9%
Vehicle crime8%
Theft5%
Robbery3%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Brixton Fire Station · 2.1km

Crime is +19% above London average

Property

Prices, sales volume and market trends

Avg floor area77.1 m²

EPC breakdown

B
13%
C
12%

Based on 25 properties · Confidence: medium

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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£192,750
Rebuild cost per m²£2,500/m²

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

Construction era2007 onwards
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
23.5 min walk
Tulse Hill

Nearby stations

Tulse HillNational Rail
8 min walk
Brixton Underground StationVictoria
25 min walk
Clapham North Underground StationNorthern
34 min walk
Clapham Common Underground StationNorthern
35 min walk
Clapham High Street Rail StationWindrush
35 min walk
No bus stops within 400m

41

Walkability score

182

Footpaths (500m)

1

Santander docks (800m)

0.6 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria ★36 min
Waterloo44 min ↑
Canary Wharf50 min ↑
City51 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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)21
Nearest car park201m
Santander docks (800m)1
Nearest cycle dock0.6 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 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: 4.6 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 25%
More green space than 95% of London

Nearest SSSI: Croham Hurst SSSI — 10.5 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

DIABETES INTERMEDIATE CARE TEAM

TULSE HILL PRACTICE, 4 HARDEL RISE, SW2 3DX

6 min walk

2

GPs within 1km

6

Dentists within 1km

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

192

Parks (1km)

14

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Tulse Hill Hotel (465 m)

Nearest supermarketBrixton Food & WIne · 1.1 km
6 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

2

Cinemas (2km)

480m

Post office

Nearby shops

Londis213 m
T Jyde Minimarket487 m
KC Supermarket491 m
Low Cost Food & Wine528 m

Nearby cafes

Glassmakers Cafe431 m
Creative Aroma529 m
Café Lulu539 m
Carlos's Bicafe601 m

Nearby restaurants

Golden Dragon339 m
Saffron471 m
Godfather497 m
Di Jerk Shack513 m

Nearby pubs

Tulse Hill Hotel465 m
Bullfinch Brewery519 m
Railway Tavern597 m
Queen Of The South Pub612 m

Nearby gyms

More Yoga577 m
Anytime Fitness818 m
Brockwell Lido860 m
Fison Fitness (Studio 1)982 m

Nearby pharmacies

Deejay Chemist502 m
Elmcourt Pharmacy793 m
Adarshi Pharmacy1.1 km
Superdrug1.2 km

Nearby health

Haynes Dental495 m
Brockwel Park Surgery561 m
Arkh-View Dental Centre595 m
Deerbrook Surgery783 m
Food hygiene (5-star)54% of 46

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
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

86OLA LIMITED
PLUMBING 4 LONDON LTD

Investment

Investment grade, yield and market outlook

67

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

33.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route5,164m
Crossrail 2 route4,822m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,993 nationally

2,352

Est. population

12,518/km²

73%

Employed

63%

Degree educated

£45,100

Median income

5.6%

Claimant rate

Urban coreHigh densityYoung professionals

41

Community stability

Age profile

21%
30%
26%
17%
Under 1821%
18–3430%
35–4926%
50–6417%
65+7%

Tenure

13%
29%
29%
27%
Own outright13%
Own (mortgage)29%
Private rent29%
Social rent27%
Shared ownership2%

Ethnicity

43%
18%
22%
White British43%
White Other19%
Asian4%
Black22%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine13%
No car household53%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent29%
Social rent27%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
3
Local approval rate
50%
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
0
Under construction
0
Completed (3yr)
11
Largest scheme
231 homes · DICK SHEPARD SECONDARY SCHOOL, DICK SHEPARD SECONDARY SCHOOL, TULSE HILL, SW2 2QA
Pipeline pressure
NONE

Named schemes (500m)

Rear of 44-52, Rear of 44-52, Norwood Road, SE2439 homes
completed
44-52, 44-52, Norwood Road, SE24 9BH27 homes
completed
BERKELEY COURT, BERKELEY COURT, TULSE HILL, SW2 3BY21 homes
completed
39-41, 39-41, TRINTY RISE, SW221 homes
completed
Llangattock House, 35, Llangattock House, 35, Trinity Rise, SW2 2QP20 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
19.7%
Ward turnout
96%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Tom PalmerGreen
Judith CavanaghLabour and Co-operative Party

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Compare Lambeth with nearby boroughs:

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Key facts for SW2 2BF

Full postcodeSW2 2BF
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardWest Dulwich
Latitude51.445332
Longitude-0.107599
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