Brixton Acre Lane · Lambeth · Clapham and Brixton Hill constituency · 51.45519, -0.12099

SW2 5BA— Brixton Acre Lane, Lambeth

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

High-connectivity investment target

 

Schools 80%Safety 64/100Transport 51/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
61
Safety
64
Schools
100
Transport
51
Environment
33
Investment
52

The bottom line

SW2 5BA offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

SW2 5BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+27.6% vs London avg
vs London crime+102.0% vs London avg

Deep-dive guides for SW2 5BA

🛡️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 5BA 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 · 2 min walk

KS2: 110.1

—

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 · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

131.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 373.2%

+64% vs borough

Crime by type

Other29%
Violence & sexual offences21%
Anti-social behaviour17%
Drug offences9%
Vehicle crime8%
Burglary6%
Theft5%
Robbery5%

Stop & search

6.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

9

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.2km

Crime is +102% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£12,597/m²
Price per ft²£1,170/ft²
Avg floor area65.6 m²

EPC breakdown

B
1%
C
11%
D
34%
E
7%
F
1%

Based on 54 properties · Confidence: high

Street mix

Semi 5%Detached 2%Flat 92%Other 2%

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 yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£164,000
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

1995–2025 · CAGR

+9.2%

Total change

+1285%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.1%

per year

Acceleration

-8.26

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £700k+ · 57 sales

Property Type Mix

Total: 57 sales

Detached1.8%
Semi-detached5.3%
Flat/maisonette93%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£58k£298k+412.9%2.2
Post-dot-com plateau2001–2003£377k£248k-34.3%3
Pre-crash peak2005–2007£206k£323k+56.6%3.3
GFC & correction2008–2012£295k£283k-4.2%2.8
Help-to-Buy recovery2014–2016£650k£580k-10.8%2
Brexit uncertainty2018–2019£545k£725k+33%1
Pandemic surge2020–2021£485k£645k+33%2
Rate-rise correction2022–2023£581k£585k+0.7%1.5
Current market2024–2025£710k£803k+13.1%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.4% alpha

Flat/maisonette+2.4% α
Local
9.2%
District
6.8%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
11.2 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

Brixton Underground StationVictoria
12 min walk
BrixtonNational Rail
13 min walk
Clapham North Underground StationNorthern
16 min walk
Clapham High Street Rail StationWindrush
17 min walk
Clapham Common Underground StationNorthern
18 min walk
No bus stops within 400m

48

Walkability score

130

Footpaths (500m)

2

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

9

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)10
Nearest car park245m
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 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: 3.5 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 11.8 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

4 min walk

75%

Recommend GP

75%

Overall GP experience

7

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

97

Parks (1km)

25

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

5

Convenience

Nearest supermarketPhambra Food Store · 662 m
2 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

1

Libraries (1km)

1

Cinemas (2km)

108m

Post office

Nearby shops

Adams Bakery87 m
Our Local91 m
Nisa Local105 m
Sainsbury's Local106 m

Nearby cafes

Café Tana89 m
Café on the Hill119 m
F Mondays141 m
Marie Stopes Cafe189 m

Nearby restaurants

Mamma's Pizza87 m
Fish Lounge119 m
Curry Paradise119 m
Ciao Brixton120 m

Nearby pubs

White Horse87 m
The Windmill167 m
Prince of Wales443 m
Hootananny Brixton540 m

Nearby gyms

Jetts Fitness206 m
Anytime Fitness637 m
Substation647 m
Yoga point684 m

Nearby pharmacies

Day Lewis Pharmacy116 m
Hillrise Pharmacy780 m
Boss Pharmacy933 m

Nearby health

Marie Stopes Clinic186 m
Orchard Orthodontics547 m
Dental Laboratory1.1 km
Lambeth Hospital1.1 km
Food hygiene (5-star)46% of 87

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

BYDAWELL SERVICES LIMITED
HONEY BEE SALES LTD
JOY TO SPREAD LTD
LAMBERT HOUSE (BRIXTON) LIMITED
LIL MERMAID LTD

+1 more

Investment

Investment grade, yield and market outlook

52

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

52.6

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route4,654m
Crossrail 2 route3,488m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,151 nationally

2,019

Est. population

12,794/km²

79%

Employed

72%

Degree educated

£53,600

Median income

4.2%

Claimant rate

Urban coreHigh densityYoung professionals

31

Community stability

Age profile

51%
18%
Under 1811%
18–3451%
35–4919%
50–6413%
65+7%

Tenure

23%
49%
14%
Own outright13%
Own (mortgage)24%
Private rent50%
Social rent14%
Shared ownership1%

Ethnicity

54%
18%
White British54%
White Other18%
Asian4%
Black11%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine10%
No car household64%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent49%
Social rent14%

vs. London

Income vs London+27.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
33
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
5
Local approval rate
40%
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
2
Under construction
2
Completed (3yr)
128
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
LOW

Named schemes (500m)

ST MATTHEWS ESTATE, ST MATTHEWS ESTATE, ST MATTHEWS ROAD, SW2 1NG99 homes
completed
Olive Morris House 18 Brixton Hill London SW2 1RD74 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
FORMER CHILDRENS HOME, FORMER CHILDRENS HOME, ST. SAVIOURS ROAD, SW217 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
14.0%
Ward turnout
119%
Election year
2026
MP
Bell Ribeiro-Addy (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 5BA

Full postcodeSW2 5BA
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Acre Lane
Latitude51.455187
Longitude-0.120995
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