Brixton Rush Common · Lambeth · Clapham and Brixton Hill constituency · 51.45030, -0.11318

SW2 2EW— Brixton Rush Common, Lambeth

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

The family fortress

 

Schools 63%Safety 78/100Transport 41/100Yield 4.13%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
53
Safety
78
Schools
90
Transport
41
Environment
41
Investment
51

The bottom line

SW2 2EW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

SW2 2EW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-18.1% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for SW2 2EW

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SW2 2EW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Jubilee Primary School

Not yet inspected · 3 min walk

KS2: 104.7

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 11 min walk

P8: -0.37A8: 35.7

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Triangle Nursery School

Outstanding · 9 min walk

9 primaries · 2 secondaries · 3 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

40.7 incidents per 1,000 residents

Better than 70% of London
↑ Rising 725.0%

from a low base — still below London average

-49% vs borough

Crime by type

Violence & sexual offences29%
Other23%
Anti-social behaviour18%
Vehicle crime11%
Robbery9%
Drug offences6%
Theft3%
Burglary2%

Stop & search

3.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.5km

Crime is 37% below London average

Property

Prices, sales volume and market trends

Avg floor area61.4 m²

EPC breakdown

C
16%
D
10%
E
2%

Based on 28 properties · Confidence: medium

Street mix

Flat 86%Other 14%

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£153,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,437
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2015–2023 · CAGR

+-0.3%

Total change

-2%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.4%

per year

Acceleration

-26.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2015£315k£315k+0%1
Brexit uncertainty2018–2018£315k£315k+0%1
Pandemic surge2021–2021£268k£268k+0%1
Rate-rise correction2022–2023£325k£308k-5.4%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Brixton Underground StationVictoria line
16.3 min walk
Herne Hill→ Victoria· 4 tph
10 min

Nearby stations

Herne HillNational Rail
10 min walk
Brixton Underground StationVictoria
17 min walk
Clapham North Underground StationNorthern
25 min walk
Clapham High Street Rail StationSoutheastern · Windrush
27 min walk
Clapham Common Underground StationNorthern
27 min walk
No bus stops within 400m

46

Walkability score

172

Footpaths (500m)

2

Santander docks (800m)

0.6 km

Nearest cycle dock

Central London commute times

London Bridge39 min ↑
Victoria ★29 min
Waterloo35 min ↓
Canary Wharf49 min ↑
City41 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)

Total spaces (800m)3
Nearest car park616m
Santander docks (800m)2
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 waterLOW
Low
Air qualityMEDIUM
NO₂: 48.0 µg/m³ · PM2.5: 10.0 µg/m³
Worse air than 63% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.0 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 70%
More green space than 91% 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

7 min walk

75%

Recommend GP

75%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

116

Parks (1km)

12

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Elm Park Tavern (332 m)

Nearest supermarketBrixton Food & WIne · 453 m
6 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

337m

Post office

Nearby shops

Ars Mini Market535 m
Jones The Butcher608 m
Nisa Local666 m
Our Local677 m

Nearby cafes

Il Sovrano436 m
Kahfi512 m
Glassmakers Cafe518 m
Marie Stopes Cafe582 m

Nearby restaurants

La Vuelta403 m
Montego Bay408 m
Tasty477 m
Indian Taste Buds482 m

Nearby pubs

Elm Park Tavern332 m
Il Maremmano487 m
Hootananny Brixton566 m
Effra Social601 m

Nearby gyms

Brockwell Lido555 m
Jetts Fitness636 m
Yoga point647 m
London Ip Man Wing Chun Kung Fu969 m

Nearby pharmacies

Day Lewis Pharmacy659 m

Nearby health

Marie Stopes Clinic583 m
Palace Road Surgery890 m
Orchard Orthodontics1.1 km
Food hygiene (5-star)55% of 47

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

E

High street health

Registered businesses

BANEY MEDIA GROUP LTD
BEST ALPHA CARE LTD
PENIEL ENCOUNTER LTD
SANDRA M CONSULTS 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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

22.6

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route4,867m
Crossrail 2 route4,221m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,133 nationally

1,620

Est. population

28,085/km²

63%

Employed

37%

Degree educated

£34,400

Median income

10.4%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

38

Community stability

Age profile

30%
24%
22%
18%
Under 1830%
18–3424%
35–4922%
50–6419%
65+6%

Tenure

13%
17%
66%
Own outright4%
Own (mortgage)13%
Private rent17%
Social rent66%
Shared ownership1%

Ethnicity

16%
15%
44%
White British16%
White Other15%
Asian5%
Black44%
Mixed10%
Other11%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine32%
No car household64%
Unemployed9%
No qualifications20%

Housing tenure (Census 2021)

Social rent66%
Private rent17%

vs. London

Income vs London-18.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
19
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
7
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)
20
Largest scheme
231 homes · DICK SHEPARD SECONDARY SCHOOL, DICK SHEPARD SECONDARY SCHOOL, TULSE HILL, SW2 2QA
Pipeline pressure
NONE

Named schemes (500m)

DICK SHEPARD SECONDARY SCHOOL, DICK SHEPARD SECONDARY SCHOOL, TULSE HILL, SW2 2QA231 homes
completed
107, 107, Tulse Hill, SW2 2QB22 homes
completed
4, 4, TULSE HILL, SW2 2TP17 homes
completed
Garages South Of Tulse House And Woodruff House, Garages South Of Tulse House And Woodruff House, Tulse Hill, SW216 homes
completed
6-12, 6-12, Tulse Hill, SW2 2TP14 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 2EW

Full postcodeSW2 2EW
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Rush Common
Latitude51.450305
Longitude-0.113179
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
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Transport
for London
NHS
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Mail
Food Standards
Agency
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