Brixton Rush Common · Lambeth · Clapham and Brixton Hill constituency · 51.45045, -0.11159

SW2 2YL— Brixton Rush Common, Lambeth

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

The family fortress

 

Schools 63%Safety 76/100Transport 42/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
53
Safety
76
Schools
90
Transport
42
Environment
41
Investment
40

The bottom line

SW2 2YL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SW2 2YL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-18.1% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for SW2 2YL

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SW2 2YL 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 · 4 min walk

KS2: 104.7

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 12 min walk

P8: -0.37A8: 35.7

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Triangle Nursery School

Outstanding · 9 min walk

7 primaries · 2 secondaries · 3 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

58.1 incidents per 1,000 residents

Better than 56% of London
↑ Rising 303.6%

-28% vs borough

Crime by type

Violence & sexual offences31%
Other29%
Anti-social behaviour19%
Theft6%
Drug offences4%
Vehicle crime4%
Burglary4%
Robbery3%

Stop & search

4.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.5km

Crime is 11% below 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£10,596/m²
Price per ft²£984/ft²
Avg floor area132.6 m²

EPC breakdown

C
12%

Based on 12 properties · Confidence: medium

Street mix

Terraced 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£331,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 200 mm loft insulation
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

2002–2024 · CAGR

+7.3%

Total change

+372%

Market Activity

Price Velocity & Acceleration

Current Velocity

+45.8%

per year

Acceleration

+44.02

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 27 sales

Property Type Mix

Total: 27 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£305k£398k+30.3%4.7
Pre-crash peak2005–2007£400k£470k+17.5%1.7
GFC & correction2009–2009£500k£500k+0%1
Help-to-Buy recovery2013–2015£675k£860k+27.4%1
Brexit uncertainty2019–2019£800k£800k+0%1
Pandemic surge2020–2021£1.01m£970k-3.7%1
Rate-rise correction2022–2022£988k£988k+0%1
Current market2024–2024£1.44m£1.44m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
9%
District
9.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

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
16.2 min walk
Herne Hill→ Victoria· 4 tph
10 min

Nearby stations

Herne HillNational Rail
9 min walk
Brixton Underground StationVictoria
17 min walk
Clapham North Underground StationNorthern
26 min walk
Clapham High Street Rail StationSoutheastern · Windrush
28 min walk
Clapham Common Underground StationNorthern
28 min walk
No bus stops within 400m

47

Walkability score

171

Footpaths (500m)

2

Santander docks (800m)

0.5 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

4

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)3
Nearest car park513m
Santander docks (800m)2
Nearest cycle dock0.5 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 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: 4.0 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Croham Hurst SSSI — 11.2 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

3

GPs within 1km

1

Dentists within 1km

Nearest hospitalLambeth Hospital · 1.8 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)

12

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Elm Park Tavern (442 m)

Nearest supermarketBrixton Food & WIne · 450 m
6 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

2

Cinemas (2km)

447m

Post office

Nearby shops

Ars Mini Market531 m
Jones The Butcher565 m
Circle Off Licence588 m
Xpress Corner612 m

Nearby cafes

Glassmakers Cafe418 m
Il Sovrano432 m
Four Hundred Rabbits488 m
Kahfi510 m

Nearby restaurants

La Vuelta397 m
Montego Bay403 m
Tasty474 m
Indian Taste Buds479 m

Nearby pubs

Elm Park Tavern442 m
Il Maremmano484 m
The Prince Regent516 m
Hootananny Brixton561 m

Nearby gyms

Brockwell Lido456 m
Yoga point617 m
Jetts Fitness724 m
Fison Fitness (Studio 1)756 m

Nearby pharmacies

Day Lewis Pharmacy736 m
Deejay Chemist1.1 km

Nearby health

Marie Stopes Clinic659 m
Brockwel Park Surgery718 m
Health Hub Medical Practice755 m
Orchard Orthodontics1.1 km
Food hygiene (5-star)52% of 44

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

CURRY ONO LTD

Investment

Investment grade, yield and market outlook

40

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
Sales last 12 months0

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

4/100

Velocity score

Future outlook

37.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route4,800m
Crossrail 2 route4,311m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,118 nationally

1,945

Est. population

13,057/km²

65%

Employed

53%

Degree educated

£34,400

Median income

8.4%

Claimant rate

SuburbanHigh densityMixed

39

Community stability

Age profile

27%
28%
22%
17%
Under 1827%
18–3428%
35–4922%
50–6417%
65+7%

Tenure

19%
21%
49%
Own outright9%
Own (mortgage)19%
Private rent21%
Social rent49%
Shared ownership3%
Rent free0%

Ethnicity

29%
42%
White British29%
White Other12%
Asian4%
Black42%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine19%
No car household60%
Unemployed7%
No qualifications14%

Housing tenure (Census 2021)

Social rent49%
Private rent21%

vs. London

Income vs London-18.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
20
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
8
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
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
6-12, 6-12, Tulse Hill, SW2 2TP14 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 2YL

Full postcodeSW2 2YL
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Rush Common
Latitude51.450450
Longitude-0.111590
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