Brixton Acre Lane · Lambeth · Dulwich and West Norwood constituency · 51.45791, -0.12224

SW2 5AU— Brixton Acre Lane, Lambeth

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

High-connectivity investment target

 

Schools 80%Safety 57/100Transport 54/100Yield 4.13%⚠ Knotweed sites nearby

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
61
Safety
57
Schools
100
Transport
54
Environment
33
Investment
68

The bottom line

SW2 5AU 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 5AU

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 5AU

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

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“High-connectivity investment target”

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How SW2 5AU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Corpus Christi Catholic Primary School

Outstanding · Inspected May 2024 · 3 min walk

KS2: 110.1

—

Secondary

Trinity Academy

Not yet inspected · 3 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

5 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

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.1km

Crime is +171% above London average

Property

Prices, sales volume and market trends

Avg floor area66 m²

EPC breakdown

C
18%
D
7%

Based on 25 properties · Confidence: medium

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

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£165,000
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, with external insulation
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2007–2017 · CAGR

+4.9%

Total change

+61%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.8%

per year

Acceleration

-91.35

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£227k£227k+0%1
GFC & correction2012–2012£261k£261k+0%2
Help-to-Buy recovery2014–2014£450k£450k+0%1
Brexit uncertainty2017–2017£365k£365k+0%1

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

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
8.8 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

Brixton Underground StationVictoria
9 min walk
BrixtonNational Rail
10 min walk
Clapham North Underground StationNorthern
12 min walk
Clapham High Street Rail StationWindrush
14 min walk
Clapham Common Underground StationNorthern
15 min walk
No bus stops within 400m

47

Walkability score

165

Footpaths (500m)

3

Santander docks (800m)

0.5 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)10
Nearest car park333m
Santander docks (800m)3
Nearest cycle dock0.5 km

Nearby car parks

🅿️
St James church car park
738m

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: 3.2 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 7.9 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

BRIXTON HILL GROUP PRACTICE

SURGERY, 22 RALEIGH GARDENS, BRIXTON, SW2 1AE

8 min walk

75%

Recommend GP

75%

Overall GP experience

10

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalLambeth Hospital · 825 m
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

84

Parks (1km)

24

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Bar 160 (332 m)

Nearest supermarketPhambra Food Store · 892 m
2 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

2

Cinemas (2km)

421m

Post office

Nearby shops

Costcutter271 m
B.K. Enterprises298 m
Absar Food Express307 m
Kwik-Stop Food & Wine325 m

Nearby cafes

Sam's Cafe235 m
Selina Cafe284 m
Blank Coffee286 m
Piece of Cake290 m

Nearby restaurants

Chicken World218 m
Big Chef219 m
New Tings223 m
Brixton's Cod225 m

Nearby pubs

Bar 160332 m
Hope & Anchor356 m
The Blues Kitchen365 m
White Horse384 m

Nearby gyms

Anytime Fitness429 m
Substation437 m
Jetts Fitness517 m
Ferndale Community Sports Centre669 m

Nearby pharmacies

Day Lewis Pharmacy431 m
Boss Pharmacy647 m
Pearl Pharmacy937 m
Hillrise Pharmacy1.1 km

Nearby health

Orchard Orthodontics396 m
Marie Stopes Clinic492 m
Clapham Park Dermatology670 m
Lambeth Hospital825 m
Food hygiene (5-star)47% of 87

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

68

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 score20/100
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

41.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route4,430m
Crossrail 2 route3,271m

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)
45
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
6
Local approval rate
55%
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)
141
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)

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
41 - 45, 41 - 45, Acre Lane, London, SW2 5TN24 homes
completed
Land Between 29 And 31 Blenheim Gardens, Development Control Pseudo Street, SW217 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 5AU

Full postcodeSW2 5AU
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Acre Lane
Latitude51.457914
Longitude-0.122236
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