Brixton Rush Common · Lambeth · Clapham and Brixton Hill constituency · 51.44511, -0.12362

SW2 3UD— Brixton Rush Common, Lambeth

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

The practical family move

 

Schools 71%Safety 73/100Transport 42/100Yield 6.91%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
59
Safety
73
Schools
90
Transport
42
Environment
70
Investment
61

The bottom line

SW2 3UD offers exceptional schools (100% Good/Outstanding) and low crime at £312,500 median — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

SW2 3UD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London avg price-39.9% vs London avg
vs London income-2.4% vs London avg
vs London crime+15.0% vs London avg

Deep-dive guides for SW2 3UD

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

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“The practical family move”

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How SW2 3UD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Christ Church, Streatham Church of England Primary School

Not yet inspected · 2 min walk

KS2: 109.3

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 10 min walk

P8: -0.37A8: 35.7

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

74.8 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 325.0%

-7% vs borough

Crime by type

Violence & sexual offences27%
Other22%
Anti-social behaviour21%
Vehicle crime12%
Burglary7%
Drug offences6%
Robbery5%
Theft0%

Stop & search

1.5

per 1,000 residents

→ Stable

trend

Road safety

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

10

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Brixton Fire Station · 2.3km

Crime is +15% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£312,500

Median sale price

Bottom 25% — 40% below London median

£312,500 is 40% below the London median (£520,000)

+10.3%

This year

Flat

Dominant type

Price history

5-year change
-9.0%
Sales (24 months)7
New build0.0%
Avg flat£312,500
Price per m²£6,621/m²
Price per ft²£615/ft²
Avg floor area47.7 m²

EPC breakdown

C
7%
D
28%
E
6%
F
1%

Based on 42 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

Stamp duty

Standard buyer£3,125
First-time buyerFTB
£0
Additional propertyBTL/2nd
£12,500

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

7.6×

Price-to-income

£1,563/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£119,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+6.9%

Total change

+509%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.2%

per year

Acceleration

-55.19

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 69 sales

Property Type Mix

Total: 69 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£52k£72k+40.7%4.3
Post-dot-com plateau2001–2004£80k£159k+98.1%3.2
Pre-crash peak2005–2007£163k£140k-14.1%2.3
GFC & correction2008–2011£145k£208k+44.1%1.3
Help-to-Buy recovery2013–2016£205k£320k+56.1%2.5
Brexit uncertainty2017–2019£325k£344k+5.8%3.5
Pandemic surge2021–2021£343k£343k+0%4
Rate-rise correction2022–2023£317k£178k-44%2
Current market2024–2025£290k£314k+8.2%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
6.9%
District
6.5%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Streatham Hill→ Kings Cross· 2 tph
55 min

Nearby stations

Streatham HillNational Rail
10 min walk
Clapham South Underground StationNorthern
23 min walk
Brixton Underground StationVictoria
26 min walk
Balham Underground StationNorthern
26 min walk
Clapham Common Underground StationNorthern
26 min walk
No bus stops within 400m

43

Walkability score

191

Footpaths (500m)

0

Santander docks (800m)

1.2 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park269m
Santander docks (800m)0
Nearest cycle dock1.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 qualityLOW
NO₂: 17.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 93% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.6 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 25%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 10.8 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

PALACE ROAD SURGERY

1 PALACE ROAD, STREATHAM HILL, SW2 3DY

3 min walk

81%

Recommend GP

81%

Overall GP experience

4

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalLambeth Hospital · 2.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

152

Parks (1km)

15

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

2

Convenience

Nearest supermarketPhambra Food Store · 619 m
7 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

517m

Post office

Nearby shops

Sainsbury's Local204 m
Tesco Express359 m
Neway Supermarket360 m
Airy Food & Wine371 m

Nearby cafes

Batch & Co Coffee368 m
Angela's Cafe415 m
GAIL's576 m
Kata Kata865 m

Nearby restaurants

McDonald's137 m
Town Chicken188 m
Paya194 m
O Minho262 m

Nearby pubs

Crown and Sceptre82 m
The Sultan355 m
The Hand in Hand362 m
Bar 61579 m

Nearby gyms

Telford Park Tennis Club678 m
Jetts Fitness934 m
Belmont Bowling Club969 m

Nearby pharmacies

Day Lewis Pharmacy240 m
Hillrise Pharmacy375 m
Westbury Chemist1.1 km

Nearby health

Dental Laboratory88 m
Palace Road Surgery220 m
Marie Stopes Clinic1.0 km
Southside Dental Care1.1 km
Food hygiene (5-star)51% of 94

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

E

High street health

Registered businesses

DANG DESIGN LTD
EARTHLY ESSENCE LIMITED

Investment

Investment grade, yield and market outlook

61

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
6.9% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

41.1

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route5,723m
Crossrail 2 route3,848m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,405 nationally

2,046

Est. population

16,801/km²

70%

Employed

54%

Degree educated

£41,000

Median income

7.0%

Claimant rate

Inner cityVery high densityMixed

41

Community stability

Age profile

22%
31%
22%
18%
Under 1822%
18–3431%
35–4922%
50–6418%
65+8%

Tenure

14%
25%
25%
35%
Own outright14%
Own (mortgage)25%
Private rent25%
Social rent35%
Shared ownership2%
Rent free0%

Ethnicity

33%
19%
28%
White British33%
White Other19%
Asian5%
Black28%
Mixed10%
Other6%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine20%
No car household53%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Social rent35%
Private rent25%

vs. London

Income vs London-2.4%
Price vs London-39.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
4
Local approval rate
60%
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
5
Under construction
0
Completed (3yr)
11
Largest scheme
259 homes · 142-170 Streatham Hill And Wentworth House, 10 Sternhold Avenue, Development Control Pseudo Street, 10 Sternhold Avenue, SW2 4SD
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
30, 30, Streatham Place, New Park Road, SW2 4QY40 homes
completed
Claremont East Housing Estate, Claremont East Housing Estate, Streatham Hill, SW2 3DH37 homes
completed
29-30, 29-30, TELFORD COURT, STREATHAM HILL (62-88), SW220 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£312,500)

£3,125

Standard buyer

£0

First-time buyer

Save £3,125

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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Key facts for SW2 3UD

Full postcodeSW2 3UD
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Rush Common
Latitude51.445113
Longitude-0.123625
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