Brixton Acre Lane · Lambeth · Dulwich and West Norwood constituency · 51.45809, -0.12076

SW2 5AP— Brixton Acre Lane, Lambeth

Location and area intelligence for SW2 5AP, Brixton Acre Lane, Lambeth

High-connectivity investment target

 

Schools 80%Safety 57/100Transport 55/100Yield 4.13%⚠ Knotweed sites nearby

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
62
Safety
57
Schools
90
Transport
55
Environment
33
Investment
69

The bottom line

SW2 5AP offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Investors who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

SW2 5AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.2% vs London avg
vs London crime+171.0% vs London avg

Deep-dive guides for SW2 5AP

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

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How SW2 5AP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Sudbourne Primary School

Good · Inspected Sept 2023 · 1 min walk

KS2: 105.3

—

Secondary

Trinity Academy

Not yet inspected · 2 min walk

P8: -0.17A8: 38.6

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

176.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 234.4%

+120% vs borough

Crime by type

Other36%
Violence & sexual offences19%
Anti-social behaviour11%
Vehicle crime9%
Theft8%
Drug offences7%
Robbery6%
Burglary5%

Stop & search

15.9

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

7

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.0km

Crime is +171% above London average

Property

Prices, sales volume and market trends

Avg floor area101.5 m²

EPC breakdown

B
4%
C
11%
D
20%
E
9%
F
1%

Based on 45 properties · Confidence: high

Street mix

Semi 3%Terraced 38%Detached 3%Flat 53%Other 3%

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

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£253,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+9.4%

Total change

+1141%

Market Activity

Price Velocity & Acceleration

Current Velocity

+56.3%

per year

Acceleration

+77.31

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 32 sales

Property Type Mix

Total: 32 sales

Detached3.1%
Semi-detached3.1%
Terraced40.6%
Flat/maisonette53.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£93k£111k+19.8%3
Post-dot-com plateau2001–2004£198k£187k-5.6%1.5
Pre-crash peak2005–2007£248k£350k+41%1.3
GFC & correction2009–2011£395k£320k-19%1
Help-to-Buy recovery2015–2016£700k£995k+42.1%1.5
Brexit uncertainty2017–2019£636k£550k-13.5%1.3
Pandemic surge2020–2021£930k£735k-21%1
Rate-rise correction2023–2023£1.15m£1.15m+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
8.9%
District
8.7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
7.8 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

Brixton Underground StationVictoria
8 min walk
BrixtonNational Rail
9 min walk
Clapham North Underground StationNorthern
13 min walk
Clapham High Street Rail StationWindrush
15 min walk
Clapham Common Underground StationNorthern
16 min walk
No bus stops within 400m

53

Walkability score

184

Footpaths (500m)

4

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria ★33 min
Waterloo38 min ≈
Canary Wharf53 min ↑
City45 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

8

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)10
Nearest car park249m
Santander docks (800m)4
Nearest cycle dock0.4 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 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: 3.1 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 8.0 km

Energy

Solar: 856 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 yield856.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LARC CLINIC (LA)

9 BRIGHTON TERRACE, BRIXTON, SW9 8DJ

6 min walk

66%

Recommend GP

66%

Overall GP experience

7

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalLambeth Hospital · 815 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

78

Parks (1km)

29

Restaurants (800m)

15

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

12

Sports (1km)

5

Convenience

Nearest supermarketBrixton Food & WIne · 673 m
2 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

1

Libraries (1km)

2

Cinemas (2km)

417m

Post office

Nearby shops

Brixton Hill Express263 m
Express News274 m
Kwik-Stop Food & Wine291 m
Sainsbury's Local311 m

Nearby cafes

Sam's Cafe304 m
Blank Coffee354 m
Selina Cafe361 m
Piece of Cake368 m

Nearby restaurants

Chicken Palace246 m
Chicken World257 m
Big Chef260 m
New Tings269 m

Nearby pubs

The Blues Kitchen300 m
Barrio342 m
White Horse373 m
Bar 160406 m

Nearby gyms

Anytime Fitness345 m
Jetts Fitness528 m
Substation535 m
Ferndale Community Sports Centre609 m

Nearby pharmacies

Day Lewis Pharmacy429 m
Boss Pharmacy713 m
Hillrise Pharmacy1.1 km

Nearby health

Orchard Orthodontics297 m
Marie Stopes Clinic478 m
Clapham Park Dermatology765 m
Lambeth Hospital815 m
Food hygiene (5-star)51% of 104

Business

Local businesses registered here

Active businesses
4
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

A

High street health

Registered businesses

BO & RUTH EVENTS LTD
INDIGOBLU PR LIMITED
JERKLANDER LTD
VISUAL ODYSSEY STUDIOS LIMITED

Investment

Investment grade, yield and market outlook

69

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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

46

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route4,363m
Crossrail 2 route3,352m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,131 nationally

1,821

Est. population

15,195/km²

72%

Employed

66%

Degree educated

£41,500

Median income

6.9%

Claimant rate

Urban coreVery high densityYoung professionals

38

Community stability

Age profile

17%
41%
20%
14%
Under 1817%
18–3441%
35–4921%
50–6414%
65+7%

Tenure

25%
31%
30%
Own outright12%
Own (mortgage)25%
Private rent31%
Social rent30%
Shared ownership2%
Rent free0%

Ethnicity

44%
16%
23%
White British44%
White Other16%
Asian5%
Black23%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine12%
No car household66%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent31%
Social rent30%

vs. London

Income vs London-1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
46
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
7
Local approval rate
47%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
133
Largest scheme
120 homes · 'The Triangle Site', Land West Of, 'The Triangle Site', Land West Of, Brixton Hill, South Of Acre Lane; East Of Porden Road, SW2
Pipeline pressure
NONE

Named schemes (500m)

'The Triangle Site', Land West Of, 'The Triangle Site', Land West Of, Brixton Hill, South Of Acre Lane; East Of Porden Road, SW2120 homes
completed
ST MATTHEWS ESTATE, ST MATTHEWS ESTATE, ST MATTHEWS ROAD, SW2 1NG99 homes
completed
Olive Morris House 18 Brixton Hill London SW2 1RD74 homes
completed
52, 52, ACRE LANE, SW2 5SP73 homes
completed
SITE OF SANTLEY PRIMARY SCHOOL &, SITE OF SANTLEY PRIMARY SCHOOL &, SANTLEY STREET, ACRE LANE (52), SW268 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
14.0%
Ward turnout
119%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,005
Constituency
Clapham and Brixton Hill

Councillors

Natalie Denise KaneGreen
Michael ChessumGreen
David John BridsonLabour

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Key facts for SW2 5AP

Full postcodeSW2 5AP
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Acre Lane
Latitude51.458088
Longitude-0.120761
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