Brixton Rush Common · Lambeth · Clapham and Brixton Hill constituency · 51.45181, -0.11359

SW2 2HY— Brixton Rush Common, Lambeth

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

London's quiet achiever

 

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

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
55
Safety
78
Schools
38
Transport
41
Environment
41
Investment
51

The bottom line

SW2 2HY offers 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 2HY

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 2HY

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How SW2 2HY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

38

Education score

Fair for families
★ Top school within 1km
—

Primary

Jubilee Primary School

Not yet inspected · 1 min walk

KS2: 104.7

—

Secondary

Trinity Academy

Not yet inspected · 8 min walk

P8: -0.17A8: 38.6

63% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★★

Childcare

Triangle Nursery School

Outstanding · 8 min walk

7 primaries · 1 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.4km

Crime is 37% below London average

Property

Prices, sales volume and market trends

Avg floor area50.1 m²

EPC breakdown

C
14%
D
9%
E
1%
F
1%

Based on 25 properties · Confidence: medium

Street mix

Flat 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£125,250
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

2007–2021 · CAGR

+5.3%

Total change

+106%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.6%

per year

Acceleration

+6.93

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£175k£175k+0%1
GFC & correction2012–2012£180k£180k+0%1
Help-to-Buy recovery2016–2016£320k£320k+0%1
Brexit uncertainty2019–2019£329k£329k+0%1
Pandemic surge2021–2021£360k£360k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
14.2 min walk
Herne Hill→ Victoria· 4 tph
7 min

Nearby stations

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

58

Walkability score

143

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

8

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)10
Nearest car park481m
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 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.9 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 70%
More green space than 91% of London

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

6 min walk

75%

Recommend GP

75%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalLambeth Hospital · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

102

Parks (1km)

17

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

13

Sports (1km)

1

Convenience

Nearest supermarketBrixton Food & WIne · 287 m
6 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

1

Libraries (1km)

1

Cinemas (2km)

395m

Post office

Nearby shops

Ars Mini Market368 m
Jones The Butcher467 m
Nisa Local540 m
Our Local546 m

Nearby cafes

Il Sovrano271 m
Kahfi344 m
The Cure Vegan Food448 m
Marie Stopes Cafe459 m

Nearby restaurants

La Vuelta239 m
Montego Bay244 m
Tasty310 m
Indian Taste Buds315 m

Nearby pubs

Il Maremmano320 m
Hootananny Brixton399 m
Elm Park Tavern402 m
Effra Social435 m

Nearby gyms

Yoga point493 m
Brockwell Lido512 m
Jetts Fitness538 m
London Ip Man Wing Chun Kung Fu810 m

Nearby pharmacies

Day Lewis Pharmacy537 m

Nearby health

Marie Stopes Clinic459 m
Orchard Orthodontics884 m
Palace Road Surgery1.0 km
Food hygiene (5-star)49% of 59

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
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

CHEEKY COOKIE BAKERY LIMITED
NEXUSBRANCHES 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 score17/100
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

24.8

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route4,734m
Crossrail 2 route4,118m

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)
21
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
5
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)
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
43 - 51 and rear of, 43 - 51 and rear of, Brixton Water Lane, SW231 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

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 2HY

Full postcodeSW2 2HY
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Rush Common
Latitude51.451813
Longitude-0.113592
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