Brixton Acre Lane · Lambeth · Clapham and Brixton Hill constituency · 51.45502, -0.12472

SW2 5DE— Brixton Acre Lane, Lambeth

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

The practical family move

 

Schools 80%Safety 79/100Transport 38/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
59
Safety
79
Schools
100
Transport
38
Environment
33
Investment
43

The bottom line

SW2 5DE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SW2 5DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.4% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for SW2 5DE

🛡️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 5DE 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 · 4 min walk

KS2: 110.1

—

Secondary

Trinity Academy

Not yet inspected · 5 min walk

P8: -0.17A8: 38.6

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Maytree Nursery School

Not inspected · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

39.0 incidents per 1,000 residents

Better than 72% of London
↑ Rising 833.3%

from a low base — still below London average

-51% vs borough

Crime by type

Other30%
Violence & sexual offences29%
Anti-social behaviour12%
Drug offences11%
Vehicle crime10%
Robbery5%
Burglary5%
Theft0%

Stop & search

2.8

per 1,000 residents

→ Stable

trend

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.4km

Crime is 40% below 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£6,125/m²
Price per ft²£569/ft²
Avg floor area76.5 m²

EPC breakdown

C
30%
D
56%
E
1%
F
1%

Based on 88 properties · Confidence: high

Street mix

Terraced 73%Flat 27%

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£191,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSystem built, as built, no insulation (assumed)
RoofFlat, limited insulation (assumed)
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

1997–2025 · CAGR

+7.5%

Total change

+667%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.3%

per year

Acceleration

+50.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 45 sales

Property Type Mix

Total: 45 sales

Terraced75.6%
Flat/maisonette24.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£60k£103k+71.7%1.7
Post-dot-com plateau2001–2004£143k£175k+22.8%1.8
Pre-crash peak2005–2007£199k£169k-15%2
GFC & correction2008–2012£215k£250k+16.3%1.2
Help-to-Buy recovery2013–2016£312k£516k+65.4%2.8
Brexit uncertainty2017–2019£700k£468k-33.2%1.3
Pandemic surge2021–2021£523k£523k+0%3
Rate-rise correction2022–2023£526k£376k-28.6%1.5
Current market2025–2025£460k£460k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.2% alpha

Terraced+1.2% α
Local
7.7%
District
6.5%

CAGR over 22yr 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 Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Clapham NorthNorthern line
14.3 min walk
Clapham High Street

Nearby stations

Brixton Underground StationVictoria
14 min walk
Clapham North Underground StationNorthern
15 min walk
Clapham Common Underground StationNorthern
15 min walk
Clapham High Street Rail StationWindrush
16 min walk
Clapham High StreetNational Rail
16 min walk
No bus stops within 400m

46

Walkability score

95

Footpaths (500m)

1

Santander docks (800m)

0.7 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 park472m
Santander docks (800m)1
Nearest cycle dock0.7 km

Nearby car parks

🅿️
St James church car park
640m

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 AONB10% 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

HMP BRIXTON

JEBB AVENUE, SW2 5XF

5 min walk

75%

Recommend GP

75%

Overall GP experience

7

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

105

Parks (1km)

27

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketPhambra Food Store · 534 m
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

0

Libraries (1km)

2

Cinemas (2km)

323m

Post office

Nearby shops

Londis199 m
Nisa Local324 m
Our Local330 m
Adams Bakery341 m

Nearby cafes

F Mondays318 m
Café Tana332 m
Kata Kata350 m
Café on the Hill374 m

Nearby restaurants

Peng An319 m
Negril336 m
Mamma's Pizza339 m
Morley's360 m

Nearby pubs

The Windmill192 m
Prince of Wales224 m
White Horse334 m
Hope & Anchor523 m

Nearby gyms

Jetts Fitness323 m
Substation485 m
Anytime Fitness783 m
Ferndale Community Sports Centre1.0 km

Nearby pharmacies

Day Lewis Pharmacy321 m
Hillrise Pharmacy730 m
Boss Pharmacy823 m

Nearby health

Marie Stopes Clinic396 m
Clapham Park Dermatology691 m
Orchard Orthodontics724 m
Dental Laboratory1.0 km
Food hygiene (5-star)41% of 85

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

E

High street health

Registered businesses

A TRINI THING LTD
FLUFFYS COOK SCHOOL CIC
GATHER AND FERMENT LIMITED
I AM AWARE PROJECT C.I.C.
JAM JAR THEATRICAL PRODUCTIONS LTD

+3 more

Investment

Investment grade, yield and market outlook

43

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

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

56.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route4,795m
Crossrail 2 route3,267m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,114 nationally

2,154

Est. population

13,674/km²

43%

Employed

38%

Degree educated

£41,000

Median income

6.3%

Claimant rate

Inner cityHigh densityMixed

39

Community stability

Age profile

39%
23%
15%
Under 1813%
18–3439%
35–4923%
50–6416%
65+11%

Tenure

17%
21%
53%
Own outright9%
Own (mortgage)17%
Private rent21%
Social rent53%
Shared ownership1%
Rent free0%

Ethnicity

38%
29%
White British38%
White Other13%
Asian7%
Black29%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine28%
No car household58%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Social rent53%
Private rent21%

vs. London

Income vs London-2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
29
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
5
Local approval rate
50%
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)
144
Largest scheme
102 homes · COURTENAY HOUSE, 9-15, COURTENAY HOUSE, 9-15, NEW PARK ROAD, BRIXTON HILL (230-242), SW2
Pipeline pressure
LOW

Named schemes (500m)

ASHBY MILL PRIMARY SCHOOL, ASHBY MILL PRIMARY SCHOOL, PRAGUE PLACE, SW252 homes
completed
71, 71, KINGS AVENUE, SW4 0DX32 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
75, 75, ACRE LANE, SW2 5TN16 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 5DE

Full postcodeSW2 5DE
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Acre Lane
Latitude51.455022
Longitude-0.124715
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