Brixton Rush Common · Lambeth · Clapham and Brixton Hill constituency · 51.44666, -0.11498

SW2 2EB— Brixton Rush Common, Lambeth

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

 

Schools 71%Safety 72/100Transport 34/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
47
Safety
72
Schools
66
Transport
34
Environment
42
Investment
38

The bottom line

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

Less suited to Car-free commuters.

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Location

SW2 2EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-18.1% vs London avg
vs London crime+23.0% vs London avg

Deep-dive guides for SW2 2EB

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

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Postcode Personality

🎓 Good Schools🌿 Green Lung🔒 Very Safe
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How SW2 2EB 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 · 3 min walk

KS2: 108.6

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 6 min walk

P8: -0.37A8: 35.7

71% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Below London average

Childcare

Childcare

Holmewood Nursery School

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

79.9 incidents per 1,000 residents

Higher crime than 61% of London
↑ Rising 472.7%

-0% vs borough

Crime by type

Violence & sexual offences37%
Other25%
Anti-social behaviour11%
Vehicle crime9%
Drug offences8%
Robbery4%
Theft3%
Burglary3%

Stop & search

5.7

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 · 1.9km

Crime is +23% above 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£8,042/m²
Price per ft²£747/ft²
Avg floor area113.5 m²

EPC breakdown

C
7%
D
7%
E
1%

Based on 15 properties · Confidence: medium

Street mix

Semi 10%Terraced 79%Flat 10%

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£283,750
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)
RoofPitched, no insulation (assumed)
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

1997–2024 · CAGR

+8.9%

Total change

+906%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.4%

per year

Acceleration

-37.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached10.3%
Terraced79.3%
Flat/maisonette10.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£87k£199k+128.2%2
Post-dot-com plateau2001–2003£200k£195k-2.7%1.3
Pre-crash peak2005–2007£268k£331k+23.7%1.7
GFC & correction2011–2012£343k£415k+21.2%1.5
Help-to-Buy recovery2013–2016£438k£780k+78.3%1.2
Brexit uncertainty2017–2017£740k£740k+0%2
Rate-rise correction2022–2022£955k£955k+0%1
Current market2024–2024£875k£875k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Terraced+0.6% α
Local
11.1%
District
10.5%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Brixton Underground StationVictoria line
21.1 min walk
Tulse Hill

Nearby stations

Tulse HillNational Rail
13 min walk
Brixton Underground StationVictoria
22 min walk
Clapham North Underground StationNorthern
29 min walk
Clapham Common Underground StationNorthern
29 min walk
Clapham South Underground StationNorthern
30 min walk
No bus stops within 400m

25

Walkability score

142

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)

0

EV chargers (800m)

Total spaces (800m)3
Nearest car park691m
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: 4.4 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 52%
More green space than 91% of London

Nearest SSSI: Croham Hurst SSSI — 10.8 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

PALACE ROAD SURGERY

1 PALACE ROAD, STREATHAM HILL, SW2 3DY

6 min walk

81%

Recommend GP

81%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

157

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Elm Park Tavern (341 m)

Nearest supermarketBrixton Food & WIne · 869 m
8 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

368m

Post office

Nearby shops

Sainsbury's Local658 m
Hill Food & Wine666 m
Londis689 m
New Mini Market737 m

Nearby cafes

Glassmakers Cafe681 m
Angela's Cafe744 m
Kata Kata805 m
Il Sovrano852 m

Nearby restaurants

Golden Dragon302 m
Town Chicken658 m
Paya659 m
O Minho661 m

Nearby pubs

Elm Park Tavern341 m
Crown and Sceptre703 m
Tulse Hill Hotel840 m
Il Maremmano901 m

Nearby gyms

Jetts Fitness851 m
Brockwell Lido923 m
Yoga point1.1 km

Nearby pharmacies

Day Lewis Pharmacy512 m
Hillrise Pharmacy670 m
Deejay Chemist873 m

Nearby health

Palace Road Surgery515 m
Dental Laboratory671 m
Marie Stopes Clinic859 m
Food hygiene (5-star)64% of 39

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

E

High street health

Registered businesses

24 MACKIE ROAD FREEHOLD LTD
FABRICAN LIMITED
KL & SF SAM LIMITED
SAMMATT LIMITED
SANDFORDIT LIMITED

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

25.7

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route5,283m
Crossrail 2 route4,299m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,396 nationally

1,577

Est. population

15,740/km²

60%

Employed

41%

Degree educated

£34,400

Median income

8.9%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

41

Community stability

Age profile

26%
24%
20%
21%
Under 1826%
18–3424%
35–4920%
50–6421%
65+9%

Tenure

15%
13%
60%
Own outright9%
Own (mortgage)15%
Private rent13%
Social rent60%
Shared ownership3%

Ethnicity

26%
45%
White British26%
White Other10%
Asian4%
Black45%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine24%
No car household50%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Social rent60%
Private rent13%

vs. London

Income vs London-18.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
6
Local approval rate
30%
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)
4
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
The Chestnut, The Chestnut, Upper Tulse Hill, SW2 2NS19 homes
completed
CARISBROKE HOUSE, 149, CARISBROKE HOUSE, 149, UPPER TULSE HILL, SW2 2RD11 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 2EB

Full postcodeSW2 2EB
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Rush Common
Latitude51.446656
Longitude-0.114984
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