Brixton Rush Common · Lambeth · Clapham and Brixton Hill constituency · 51.44835, -0.11658

SW2 2DE— Brixton Rush Common, Lambeth

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

The family fortress

 

Schools 71%Safety 75/100Transport 35/100Yield 4.13%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
59
Safety
75
Schools
66
Transport
35
Environment
42
Investment
60

The bottom line

SW2 2DE offers low crime and fast broadband — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SW2 2DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW2 2DE

🛡️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 2DE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

66

Education score

Good for families
★ Top school within 1km
★

Primary

Holy Trinity Church of England Primary School

Requires Improvement · Inspected Jul 2023 · 2 min walk

KS2: 108.6

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 9 min walk

P8: -0.37A8: 35.7

71% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Below London average

Childcare

Childcare

Holmewood Nursery School

Not inspected · 3 min walk

8 primaries · 2 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 · 1.8km

Crime is 5% below London average

Property

Prices, sales volume and market trends

Avg floor area88 m²

EPC breakdown

C
1%
D
3%

Based on 4 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

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£220,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
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

1996–2013 · CAGR

+11.9%

Total change

+581%

Market Activity

Price Velocity & Acceleration

Current Velocity

+58.5%

per year

Acceleration

+82.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 5 sales

Property Type Mix

Total: 5 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£75k£149k+98.7%1
Pre-crash peak2007–2007£425k£425k+0%1
GFC & correction2009–2009£323k£323k+0%1
Help-to-Buy recovery2013–2013£511k£511k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Brixton Underground StationVictoria line
19 min walk
Tulse Hill

Nearby stations

Tulse HillNational Rail
15 min walk
Brixton Underground StationVictoria
20 min walk
Clapham North Underground StationNorthern
26 min walk
Clapham Common Underground StationNorthern
27 min walk
Clapham High Street Rail StationWindrush
28 min walk
No bus stops within 400m

35

Walkability score

93

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

1

Car parks (800m)

1

EV chargers (800m)

Nearest car park742m
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: 4.2 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 49%
More green space than 92% of London

Nearest SSSI: Croham Hurst SSSI — 11.0 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

6 min walk

75%

Recommend GP

75%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 1.9 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

160

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

9

Sports (1km)

1

Convenience

Nearest supermarketBrixton Food & WIne · 712 m
6 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

149m

Post office

Nearby shops

Hill Food & Wine500 m
New Mini Market589 m
New Park Fruiterers620 m
Airy Food & Wine623 m

Nearby cafes

Kata Kata586 m
Angela's Cafe598 m
Marie Stopes Cafe640 m
F Mondays680 m

Nearby restaurants

Paulo's498 m
Bombay Inn514 m
Golden Dragon520 m
O Minho554 m

Nearby pubs

Elm Park Tavern122 m
The Sultan651 m
Crown and Sceptre675 m
The Hand in Hand716 m

Nearby gyms

Jetts Fitness632 m
Yoga point927 m

Nearby pharmacies

Hillrise Pharmacy527 m
Day Lewis Pharmacy581 m

Nearby health

Palace Road Surgery576 m
Dental Laboratory625 m
Marie Stopes Clinic644 m
Food hygiene (5-star)56% of 54

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

E

High street health

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 score20/100
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

39.7

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route5,171m
Crossrail 2 route4,112m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
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
0
Under construction
0
Completed (3yr)
19
Largest scheme
231 homes · DICK SHEPARD SECONDARY SCHOOL, DICK SHEPARD SECONDARY SCHOOL, TULSE HILL, SW2 2QA
Pipeline pressure
NONE

Named schemes (500m)

SITE OF FORMER TULSE HILL SCHOOL, SITE OF FORMER TULSE HILL SCHOOL, UPPER TULSE HILL, SW2168 homes
completed
VACANT SITE CORNER OF, VACANT SITE CORNER OF, ROUPELL ROAD, UPPER TULSE HILL (ROUPELL COURT), SW245 homes
completed
107, 107, Tulse Hill, SW2 2QB22 homes
completed
CARISBROKE HOUSE, 149, CARISBROKE HOUSE, 149, UPPER TULSE HILL, SW2 2RD11 homes
completed
68, 68, Arodene Road, London, SW2 2BH11 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 2DE

Full postcodeSW2 2DE
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Rush Common
Latitude51.448354
Longitude-0.116584
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