West Dulwich · Lambeth · Dulwich and West Norwood constituency · 51.44561, -0.10829

SW2 2QS— West Dulwich, Lambeth

Location and area intelligence for SW2 2QS, West Dulwich, Lambeth

The family fortress

 

Schools 71%Safety 79/100Transport 53/100Low yield 1.73%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
79
Schools
66
Transport
53
Environment
44
Investment
43

The bottom line

SW2 2QS offers low crime and fast broadband at £1,250,000 median — a strong choice for Families.

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Location

SW2 2QS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+140.4% vs London avg
vs London income+7.4% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for SW2 2QS

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

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Postcode Personality

🚇 Hyper-Connected🎓 Good Schools🌿 Green Lung📈 Up & Coming🔒 Very Safe

“The family fortress”

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How SW2 2QS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

66

Education score

Good for families
★ Top school within 1km
★

Primary

Fenstanton Primary School

Requires Improvement · Inspected Jun 2023 · 7 min walk

KS2: 100.0

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 7 min walk

P8: -0.37A8: 35.7

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

Below London average

Childcare

★★★

Childcare

Triangle Nursery School

Outstanding · 15 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

77.4 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

-3% vs borough

Crime by type

Other27%
Violence & sexual offences26%
Anti-social behaviour18%
Drug offences9%
Vehicle crime8%
Theft5%
Robbery3%
Burglary3%

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 · 2.0km

Crime is +19% above 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.

£1,250,000

Median sale price

Top 10% — 140% above London median

£1,250,000 is 140% above the London median (£520,000)

-18.3%

This year

Terraced

Dominant type

Price history

5-year change
+51.6%
Sales (24 months)5
New build0.0%
Avg terraced£1,250,000
Avg flat£315,000
Price per m²£12,089/m²
Price per ft²£1,123/ft²
Avg floor area110 m²

EPC breakdown

C
7%
D
10%
E
10%
F
1%

Based on 28 properties · Confidence: medium

Street mix

Semi 4%Terraced 58%Detached 4%Flat 31%Other 2%

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£66,250
First-time buyerFTB
£66,250
Additional propertyBTL/2nd
£103,750

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

27.7×

Price-to-income

£6,253/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£275,000
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.9%

Total change

+945%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.5%

per year

Acceleration

+70.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £600k–£700k · 43 sales

Property Type Mix

Total: 43 sales

Detached4.7%
Semi-detached4.7%
Terraced58.1%
Flat/maisonette32.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£98k£249k+154.7%1.8
Post-dot-com plateau2003–2004£335k£350k+4.5%2
Pre-crash peak2006–2007£281k£160k-43.1%2
GFC & correction2009–2012£377k£270k-28.3%2.3
Help-to-Buy recovery2013–2016£662k£710k+7.3%1.2
Brexit uncertainty2017–2019£751k£692k-7.8%2
Pandemic surge2021–2021£825k£825k+0%2
Rate-rise correction2022–2022£1.20m£1.20m+0%1
Current market2024–2026£1.31m£1.02m-22.2%1.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+8.8% alpha

Weakest performer

Terraced

+1.1% alpha

Flat/maisonette+8.8% α
Local
9.3%
District
0.5%
Terraced+1.1% α
Local
9.4%
District
8.3%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing23
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Brixton Underground StationVictoria line
23 min walk
Tulse Hill

Nearby stations

Tulse HillNational Rail
8 min walk
Brixton Underground StationVictoria
24 min walk
Clapham North Underground StationNorthern
33 min walk
Clapham Common Underground StationNorthern
34 min walk
Clapham High Street Rail StationWindrush
35 min walk
No bus stops within 400m

41

Walkability score

204

Footpaths (500m)

1

Santander docks (800m)

0.6 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria ★36 min
Waterloo44 min ↑
Canary Wharf50 min ↑
City51 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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)21
Nearest car park234m
Santander docks (800m)1
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.6 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Croham Hurst SSSI — 10.6 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

6 min walk

2

GPs within 1km

6

Dentists within 1km

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

173

Parks (1km)

13

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Tulse Hill Hotel (505 m)

Nearest supermarketBrixton Food & WIne · 1.0 km
6 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

2

Cinemas (2km)

517m

Post office

Nearby shops

Londis241 m
T Jyde Minimarket525 m
KC Supermarket529 m
Low Cost Food & Wine570 m

Nearby cafes

Glassmakers Cafe417 m
Café Lulu565 m
Creative Aroma569 m
Green Cactus Coffee643 m

Nearby restaurants

Golden Dragon303 m
Saffron505 m
Godfather536 m
Di Jerk Shack554 m

Nearby pubs

Tulse Hill Hotel505 m
Bullfinch Brewery541 m
Railway Tavern641 m
Queen Of The South Pub652 m

Nearby gyms

More Yoga619 m
Brockwell Lido835 m
Anytime Fitness857 m
Fison Fitness (Studio 1)975 m

Nearby pharmacies

Deejay Chemist542 m
Elmcourt Pharmacy831 m
Adarshi Pharmacy1.1 km

Nearby health

Haynes Dental542 m
Brockwel Park Surgery578 m
Arkh-View Dental Centre637 m
Deerbrook Surgery821 m
Food hygiene (5-star)57% of 44

Business

Local businesses registered here

Active businesses
5
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

28 WOODLAND ROAD RTM COMPANY LIMITED
92 TRINITY RISE RTM COMPANY LIMITED
BRUNSWICK REAL ESTATE LIMITED
KINGSTON 11&13 LTD
PARTNERS X DESIGN LTD.

Investment

Investment grade, yield and market outlook

43

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,800London avg: £1,950/mo
Gross yield
1.7% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score33/100
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

59.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route5,160m
Crossrail 2 route4,764m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,993 nationally

2,352

Est. population

12,518/km²

73%

Employed

63%

Degree educated

£45,100

Median income

5.6%

Claimant rate

Urban coreHigh densityYoung professionals

41

Community stability

Age profile

21%
30%
26%
17%
Under 1821%
18–3430%
35–4926%
50–6417%
65+7%

Tenure

13%
29%
29%
27%
Own outright13%
Own (mortgage)29%
Private rent29%
Social rent27%
Shared ownership2%

Ethnicity

43%
18%
22%
White British43%
White Other19%
Asian4%
Black22%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine13%
No car household53%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent29%
Social rent27%

vs. London

Income vs London+7.4%
Price vs London+140.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
3
Local approval rate
57%
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)

Rear of 44-52, Rear of 44-52, Norwood Road, SE2439 homes
completed
44-52, 44-52, Norwood Road, SE24 9BH27 homes
completed
BERKELEY COURT, BERKELEY COURT, TULSE HILL, SW2 3BY21 homes
completed
39-41, 39-41, TRINTY RISE, SW221 homes
completed
Llangattock House, 35, Llangattock House, 35, Trinity Rise, SW2 2QP20 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
19.7%
Ward turnout
96%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Tom PalmerGreen
Judith CavanaghLabour and Co-operative Party

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,250,000)

£66,250

Standard buyer

£66,250

First-time buyer

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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Compare Lambeth with nearby boroughs:

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Key facts for SW2 2QS

Full postcodeSW2 2QS
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardWest Dulwich
Latitude51.445613
Longitude-0.108292
Parliamentary constituencyDulwich and West Norwood
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