Brixton Rush Common · Lambeth · Clapham and Brixton Hill constituency · 51.44966, -0.11647

SW2 2LW— Brixton Rush Common, Lambeth

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

The family fortress

 

Schools 71%Safety 75/100Transport 37/100Yield 4.72%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
57
Safety
75
Schools
59
Transport
37
Environment
42
Investment
61

The bottom line

SW2 2LW offers low crime and fast broadband at £457,500 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SW2 2LW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-12.0% vs London avg
vs London income+27.6% vs London avg
vs London crime-6.0% vs London avg

Deep-dive guides for SW2 2LW

🛡️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 2LW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

59

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

Trinity Academy

Not yet inspected · 10 min walk

P8: -0.17A8: 38.6

71% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Below London average

Childcare

Childcare

Holmewood Nursery School

Not inspected · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.4 incidents per 1,000 residents

Better than 53% of London
↑ Rising 274.1%

-23% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour25%
Other22%
Vehicle crime10%
Robbery6%
Theft5%
Drug offences4%
Burglary3%

Stop & search

4.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.6km

Crime is 6% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£457,500

Median sale price

12% below London median

£457,500 is 12% below the London median (£520,000)

+19.5%

This year

Flat

Dominant type

Price history

5-year change
-18.0%
Sales (24 months)5
New build0.0%
Avg flat£457,500
Price per m²£6,174/m²
Price per ft²£574/ft²
Avg floor area77.5 m²

EPC breakdown

C
12%
D
29%
E
7%
F
2%

Based on 50 properties · Confidence: high

Street mix

Semi 3%Terraced 12%Flat 85%Other 1%

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

Stamp duty

Standard buyer£10,375
First-time buyerFTB
£1,625
Additional propertyBTL/2nd
£24,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.5×

Price-to-income

£2,289/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£193,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+5.4%

Total change

+390%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.1%

per year

Acceleration

-3.14

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 77 sales

Property Type Mix

Total: 77 sales

Semi-detached2.6%
Terraced11.7%
Flat/maisonette85.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£100k£149k+48.5%2.4
Post-dot-com plateau2001–2004£140k£235k+68.5%4
Pre-crash peak2005–2007£198k£313k+58.1%5.3
GFC & correction2008–2012£310k£315k+1.6%2
Help-to-Buy recovery2014–2016£503k£560k+11.4%2.7
Brexit uncertainty2017–2018£535k£594k+11%2
Pandemic surge2020–2021£600k£558k-7.1%2
Rate-rise correction2022–2023£550k£594k+8%1.5
Current market2024–2026£415k£490k+18.1%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Weakest performer

Terraced

-7.9% alpha

Flat/maisonette+0.6% α
Local
7.2%
District
6.6%
Terraced-7.9% α
Local
-6.8%
District
1.1%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Brixton Underground StationVictoria line
17.4 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

Brixton Underground StationVictoria
18 min walk
BrixtonNational Rail
19 min walk
Clapham North Underground StationNorthern
25 min walk
Clapham Common Underground StationNorthern
25 min walk
Clapham High Street Rail StationWindrush
26 min walk
No bus stops within 400m

42

Walkability score

93

Footpaths (500m)

1

Santander docks (800m)

0.7 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

2

Car parks (800m)

1

EV chargers (800m)

Nearest car park699m
Santander docks (800m)1
Nearest cycle dock0.7 km

Connectivity

Broadband and mobile coverage

90%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download467 Mbps
Superfast coverage90%
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: 4.1 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 58%
More green space than 92% of London

Nearest SSSI: Croham Hurst SSSI — 11.1 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

5 min walk

75%

Recommend GP

75%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

155

Parks (1km)

20

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

10

Sports (1km)

1

Convenience

Nearest supermarketBrixton Food & WIne · 574 m
6 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

97m

Post office

Nearby shops

Hill Food & Wine502 m
Nisa Local587 m
New Mini Market602 m
Our Local607 m

Nearby cafes

Kata Kata478 m
Marie Stopes Cafe507 m
F Mondays554 m
Il Sovrano560 m

Nearby restaurants

Negril492 m
Paulo's497 m
Bombay Inn526 m
La Vuelta535 m

Nearby pubs

Elm Park Tavern94 m
Il Maremmano603 m
White Horse618 m
The Windmill640 m

Nearby gyms

Jetts Fitness514 m
Brockwell Lido789 m
Yoga point793 m
London Ip Man Wing Chun Kung Fu1.1 km

Nearby pharmacies

Hillrise Pharmacy551 m
Day Lewis Pharmacy575 m

Nearby health

Marie Stopes Clinic510 m
Palace Road Surgery706 m
Dental Laboratory712 m
Orchard Orthodontics1.1 km
Food hygiene (5-star)53% of 72

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

LILA & CO CREATIVE HOUSE LTD

Investment

Investment grade, yield and market outlook

61

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

42.7

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route5,041m
Crossrail 2 route4,052m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,861 nationally

1,646

Est. population

20,827/km²

77%

Employed

66%

Degree educated

£53,600

Median income

6.6%

Claimant rate

Inner cityVery high densityYoung professionals

40

Community stability

Age profile

16%
37%
23%
17%
Under 1816%
18–3437%
35–4923%
50–6417%
65+7%

Tenure

14%
28%
30%
26%
Own outright14%
Own (mortgage)28%
Private rent31%
Social rent26%
Shared ownership1%

Ethnicity

46%
17%
22%
White British46%
White Other17%
Asian4%
Black22%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine14%
No car household59%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent30%
Social rent26%

vs. London

Income vs London+27.6%
Price vs London-12.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
20
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)
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
SITE OF FORMER TULSE HILL SCHOOL, SITE OF FORMER TULSE HILL SCHOOL, UPPER TULSE HILL, SW2168 homes
completed
107, 107, Tulse Hill, SW2 2QB22 homes
completed
Garages South Of Tulse House And Woodruff House, Garages South Of Tulse House And Woodruff House, Tulse Hill, SW216 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£457,500)

£10,375

Standard buyer

£1,625

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SW2 2LW

Full postcodeSW2 2LW
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Rush Common
Latitude51.449656
Longitude-0.116473
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