Brixton Rush Common · Lambeth · Clapham and Brixton Hill constituency · 51.44852, -0.11354

SW2 2PP— Brixton Rush Common, Lambeth

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

The family fortress

 

Schools 71%Safety 75/100Transport 37/100Yield 4.13%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
58
Safety
75
Schools
90
Transport
37
Environment
41
Investment
60

The bottom line

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

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Toggle the things that matter to you — see how SW2 2PP scores on each.

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Location

SW2 2PP

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 2PP

🛡️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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SW2 2PP 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 · 5 min walk

KS2: 104.7

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 9 min walk

P8: -0.37A8: 35.7

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 6 min walk

9 primaries · 2 secondaries · 2 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.7km

Crime is 5% below London average

Property

Prices, sales volume and market trends

Avg floor area117.3 m²

EPC breakdown

D
3%

Based on 3 properties · Confidence: low

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£293,250
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, 100 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

1999–2021 · CAGR

+8.9%

Total change

+550%

Market Activity

Price Velocity & Acceleration

Current Velocity

+186.0%

per year

Acceleration

+58.73

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £700k+ · 3 sales

Property Type Mix

Total: 3 sales

Terraced100%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£110k£110k+0%1
Post-dot-com plateau2001–2001£250k£250k+0%1
Pandemic surge2021–2021£715k£715k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
18.6 min walk
Tulse Hill

Nearby stations

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

37

Walkability score

182

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)

Total spaces (800m)3
Nearest car park643m
Santander docks (800m)1
Nearest cycle dock0.7 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
NoiseHIGH
road
Noisier 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 AONB37% green spaceTree canopy: 70%
More green space than 91% 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

8 min walk

75%

Recommend GP

75%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 2.0 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

160

Parks (1km)

12

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Elm Park Tavern (296 m)

Nearest supermarketBrixton Food & WIne · 652 m
6 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

315m

Post office

Nearby shops

Londis633 m
Hill Food & Wine707 m
Ars Mini Market734 m
Nisa Local800 m

Nearby cafes

Glassmakers Cafe528 m
Il Sovrano635 m
Kahfi710 m
Kata Kata713 m

Nearby restaurants

Golden Dragon453 m
La Vuelta602 m
Montego Bay608 m
Tasty676 m

Nearby pubs

Elm Park Tavern296 m
Il Maremmano686 m
Hootananny Brixton765 m
The Prince Regent767 m

Nearby gyms

Brockwell Lido702 m
Jetts Fitness742 m
Yoga point846 m
London Ip Man Wing Chun Kung Fu1.2 km

Nearby pharmacies

Day Lewis Pharmacy725 m
Hillrise Pharmacy739 m
Deejay Chemist982 m

Nearby health

Marie Stopes Clinic719 m
Palace Road Surgery725 m
Food hygiene (5-star)58% of 50

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 score18/100
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

36.9

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route5,053m
Crossrail 2 route4,291m

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)
15
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
20
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)
11
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
The Chestnut, The Chestnut, Upper Tulse Hill, SW2 2NS19 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 2PP

Full postcodeSW2 2PP
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Rush Common
Latitude51.448521
Longitude-0.113540
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
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