Brixton Rush Common · Lambeth · Clapham and Brixton Hill constituency · 51.44655, -0.11320

SW2 2PU— Brixton Rush Common, Lambeth

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

 

Schools 75%Safety 72/100Transport 35/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
46
Safety
72
Schools
68
Transport
35
Environment
42
Investment
39

The bottom line

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

Less suited to Car-free commuters.

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Location

SW2 2PU

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 2PU

🛡️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 2PU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

68

Education score

Good for families
★ Top school within 1km
★

Primary

Fenstanton Primary School

Requires Improvement · Inspected Jun 2023 · 6 min walk

KS2: 100.0

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 6 min walk

P8: -0.37A8: 35.7

75% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Below London average

Childcare

Childcare

Holmewood Nursery School

Not inspected · 6 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)

1

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£4,144/m²
Price per ft²£385/ft²
Avg floor area70.3 m²

EPC breakdown

B
1%
C
3%
D
2%
E
1%

Based on 7 properties · Confidence: low

Street mix

Semi 21%Terraced 16%Detached 5%Flat 58%

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£175,750
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)
Roof(another dwelling above)
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

1996–2026 · CAGR

+3%

Total change

+140%

Market Activity

Price Velocity & Acceleration

Current Velocity

-69.3%

per year

Acceleration

-177.23

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 19 sales

Property Type Mix

Total: 19 sales

Detached5.3%
Semi-detached21.1%
Terraced15.8%
Flat/maisonette57.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£125k£200k+60%1
Post-dot-com plateau2001–2002£249k£345k+38.6%1
Pre-crash peak2006–2006£585k£585k+0%2
GFC & correction2011–2011£215k£215k+0%5
Help-to-Buy recovery2014–2014£415k£415k+0%3
Brexit uncertainty2018–2018£393k£393k+0%1
Pandemic surge2020–2021£470k£977k+107.9%1.5
Current market2026–2026£300k£300k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+8.3% alpha

Flat/maisonette+8.3% α
Local
20.8%
District
12.5%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
21.3 min walk
Tulse Hill

Nearby stations

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

30

Walkability score

170

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

1

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)3
Nearest car park567m
Santander docks (800m)1
Nearest cycle dock0.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

30%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed220 Mbps
Median download223 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.5 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Croham Hurst SSSI — 10.7 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

DIABETES INTERMEDIATE CARE TEAM

TULSE HILL PRACTICE, 4 HARDEL RISE, SW2 3DX

9 min walk

4

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 2.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

158

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Elm Park Tavern (430 m)

Nearest supermarketBrixton Food & WIne · 871 m
7 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

2

Cinemas (2km)

455m

Post office

Nearby shops

Londis565 m
T Jyde Minimarket758 m
KC Supermarket765 m
Hill Food & Wine784 m

Nearby cafes

Glassmakers Cafe575 m
Creative Aroma811 m
Il Sovrano854 m
Green Cactus Coffee872 m

Nearby restaurants

Golden Dragon234 m
Saffron723 m
Godfather775 m
Paulo's784 m

Nearby pubs

Elm Park Tavern430 m
Tulse Hill Hotel750 m
Queen Of The South Pub890 m
Railway Tavern898 m

Nearby gyms

Brockwell Lido859 m
More Yoga864 m
Jetts Fitness927 m
Yoga point1.1 km

Nearby pharmacies

Day Lewis Pharmacy608 m
Deejay Chemist785 m
Elmcourt Pharmacy1.0 km

Nearby health

Palace Road Surgery614 m
Haynes Dental817 m
Arkh-View Dental Centre883 m
Marie Stopes Clinic920 m
Food hygiene (5-star)71% of 34

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ASHMEI GROUP LIMITED

Investment

Investment grade, yield and market outlook

39

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 months1

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

8/100

Velocity score

Future outlook

26.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route5,234m
Crossrail 2 route4,414m

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)
9
Live planning apps (800m)
9
Development activity
medium
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
40%
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)
9
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
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

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 2PU

Full postcodeSW2 2PU
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Rush Common
Latitude51.446546
Longitude-0.113204
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