Brixton Rush Common · Lambeth · Clapham and Brixton Hill constituency · 51.44851, -0.12197

SW2 3SA— Brixton Rush Common, Lambeth

Location and area intelligence for SW2 3SA, Brixton Rush Common, Lambeth

High-connectivity investment target

 

Schools 71%Safety 72/100Transport 42/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
56
Safety
72
Schools
59
Transport
42
Environment
33
Investment
49

The bottom line

SW2 3SA offers low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SW2 3SA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.4% vs London avg
vs London crime+25.0% vs London avg

Deep-dive guides for SW2 3SA

🛡️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🔒 Very Safe

“High-connectivity investment target”

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How SW2 3SA 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 · 11 min walk

P8: -0.17A8: 38.6

71% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Below London average

Childcare

Childcare

Holmewood Nursery School

Not inspected · 2 min walk

9 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

81.5 incidents per 1,000 residents

Higher crime than 62% of London
↑ Rising 305.4%

+2% vs borough

Crime by type

Other39%
Violence & sexual offences26%
Anti-social behaviour13%
Drug offences6%
Vehicle crime6%
Theft5%
Robbery3%
Burglary3%

Stop & search

6.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.9km

Crime is +25% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,866/m²
Price per ft²£545/ft²
Avg floor area54.2 m²

EPC breakdown

C
25%
D
6%
E
1%

Based on 32 properties · Confidence: high

Street mix

Flat 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£135,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,437
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2026 · CAGR

+2.3%

Total change

+56%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.2%

per year

Acceleration

-7.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£195k£142k-27.2%1
GFC & correction2009–2011£148k£147k-0.7%1.5
Help-to-Buy recovery2013–2016£149k£280k+87.4%1.3
Brexit uncertainty2019–2019£330k£330k+0%1
Rate-rise correction2022–2022£320k£320k+0%1
Current market2025–2026£325k£305k-6.2%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-9% alpha

Flat/maisonette-9% α
Local
0.8%
District
9.8%

CAGR over 2yr 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 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Brixton Underground StationVictoria line
19.7 min walk
Streatham Hill→ Kings Cross· 2 tph
55 min

Nearby stations

Streatham HillNational Rail
15 min walk
Brixton Underground StationVictoria
21 min walk
Clapham South Underground StationNorthern
23 min walk
Clapham Common Underground StationNorthern
23 min walk
Clapham North Underground StationNorthern
24 min walk
No bus stops within 400m

51

Walkability score

160

Footpaths (500m)

0

Santander docks (800m)

0.9 km

Nearest cycle dock

Central London commute times

London Bridge45 min ↑
Victoria ★35 min
Waterloo40 min ↑
Canary Wharf54 min ↑
City46 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park407m
Santander docks (800m)0
Nearest cycle dock0.9 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: 4.2 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

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

6 min walk

75%

Recommend GP

75%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalLambeth Hospital · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

123

Parks (1km)

21

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

8

Convenience

No pubs within 400m — nearest: The Sultan (282 m)

Nearest supermarketPhambra Food Store · 380 m
1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

307m

Post office

Nearby shops

Hill Food & Wine139 m
New Mini Market214 m
New Park Fruiterers245 m
Airy Food & Wine250 m

Nearby cafes

Angela's Cafe223 m
Kata Kata474 m
F Mondays615 m
Marie Stopes Cafe621 m

Nearby restaurants

Bombay Inn141 m
Paulo's142 m
Morley's143 m
O Minho209 m

Nearby pubs

The Sultan282 m
Elm Park Tavern312 m
The Hand in Hand350 m
Crown and Sceptre426 m

Nearby gyms

Jetts Fitness542 m

Nearby pharmacies

Hillrise Pharmacy153 m
Day Lewis Pharmacy525 m

Nearby health

Dental Laboratory360 m
Palace Road Surgery508 m
Marie Stopes Clinic626 m
Food hygiene (5-star)47% of 78

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

A

High street health

Registered businesses

MAS TORO LIMITED

Investment

Investment grade, yield and market outlook

49

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 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

35.7

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route5,337m
Crossrail 2 route3,772m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,729 nationally

1,841

Est. population

19,212/km²

68%

Employed

47%

Degree educated

£41,000

Median income

10.1%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

23%
32%
24%
17%
Under 1823%
18–3432%
35–4924%
50–6417%
65+5%

Tenure

17%
27%
52%
Own outright3%
Own (mortgage)17%
Private rent27%
Social rent52%
Rent free0%

Ethnicity

23%
15%
39%
White British24%
White Other15%
Asian4%
Black39%
Mixed10%
Other8%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine26%
No car household63%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Social rent52%
Private rent27%

vs. London

Income vs London-2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
22
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
6
Local approval rate
43%
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
4
Under construction
2
Completed (3yr)
32
Largest scheme
168 homes · SITE OF FORMER TULSE HILL SCHOOL, SITE OF FORMER TULSE HILL SCHOOL, UPPER TULSE HILL, SW2
Pipeline pressure
LOW

Named schemes (500m)

COURTENAY HOUSE, 9-15, COURTENAY HOUSE, 9-15, NEW PARK ROAD, BRIXTON HILL (230-242), SW2102 homes
completed
1-31, 1-31, MORRISH ROAD, SW2 4EA48 homes
completed
53-59, 53-59, NEW PARK ROAD, SW2 4EA16 homes
completed
237, 237, Brixton Hill, SW2 1NR13 homes
completed
228, 228, Brixton Hill, SW2 1HE12 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 3SA

Full postcodeSW2 3SA
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Rush Common
Latitude51.448512
Longitude-0.121974
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