Brixton Acre Lane · Lambeth · Clapham and Brixton Hill constituency · 51.45576, -0.12745

SW2 5EB— Brixton Acre Lane, Lambeth

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

The practical family move

 

Schools 83%Safety 78/100Transport 40/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
62
Safety
78
Schools
90
Transport
40
Environment
31
Investment
46

The bottom line

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

Less suited to Car-free commuters.

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Location

SW2 5EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+31.2% vs London avg
vs London crime-27.0% vs London avg

Deep-dive guides for SW2 5EB

🛡️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 5EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Iqra Primary School

Not yet inspected · 3 min walk

KS2: 111.1

★★

Secondary

Harris Academy Clapham

Good · Inspected Feb 2023 · 6 min walk

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Maytree Nursery School

Not inspected · 7 min walk

8 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

47.7 incidents per 1,000 residents

Better than 64% of London
↑ Rising 385.0%

from a low base — still below London average

-41% vs borough

Crime by type

Other28%
Violence & sexual offences26%
Vehicle crime20%
Anti-social behaviour18%
Drug offences4%
Burglary3%
Theft2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.4km

Crime is 27% below 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£5,520/m²
Price per ft²£513/ft²
Avg floor area129.1 m²

EPC breakdown

B
3%
C
26%
D
5%
E
1%

Based on 35 properties · Confidence: high

Street mix

Terraced 1%Flat 99%

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£322,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2026 · CAGR

+3.8%

Total change

+162%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.9%

per year

Acceleration

-13.51

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 98 sales

Property Type Mix

Total: 98 sales

Terraced1%
Flat/maisonette99%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£225k£225k+0%9
Post-dot-com plateau2001–2004£228k£334k+46.5%8
Pre-crash peak2005–2007£365k£480k+31.5%5
GFC & correction2008–2012£488k£465k-4.6%2.5
Help-to-Buy recovery2013–2016£478k£725k+51.8%3.5
Brexit uncertainty2017–2019£768k£723k-5.9%2
Pandemic surge2020–2021£560k£700k+25%2
Rate-rise correction2022–2023£803k£870k+8.2%2
Current market2024–2026£688k£590k-14.2%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
4.8%
District
5.3%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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 North Underground StationNorthern line
12.7 min walk
Clapham High Street

Nearby stations

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

45

Walkability score

150

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

5

Car parks (800m)

2

EV chargers (800m)

Nearest car park374m
Santander docks (800m)1
Nearest cycle dock0.7 km

Nearby car parks

🅿️
St James church car park
434m

Connectivity

Broadband and mobile coverage

100%

Full fibre

3%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed112 Mbps
Median download169 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: 3.4 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 85% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 7.7 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): None recorded

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

6 min walk

78%

Recommend GP

78%

Overall GP experience

8

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

133

Parks (1km)

16

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

1

Convenience

Nearest supermarketPhambra Food Store · 603 m
2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

2

Cinemas (2km)

528m

Post office

Nearby shops

Londis66 m
Costcutter444 m
my local463 m
Absar Food Express468 m

Nearby cafes

Piece of Cake438 m
Selina Cafe439 m
Sam's Cafe457 m
Dudleys472 m

Nearby restaurants

True flavours441 m
Dinner House466 m
Fish & Chips Take Away472 m
Khamsa478 m

Nearby pubs

Prince of Wales262 m
The Windmill396 m
Hope & Anchor427 m
Boqueria461 m

Nearby gyms

Substation337 m
Jetts Fitness527 m
Anytime Fitness860 m
PureGym894 m

Nearby pharmacies

Day Lewis Pharmacy527 m
Boss Pharmacy695 m
Hillrise Pharmacy843 m
Orbis Pharmacy971 m

Nearby health

Clapham Park Dermatology509 m
Marie Stopes Clinic603 m
Clapham Park Group Practice715 m
Orchard Orthodontics829 m
Food hygiene (5-star)45% of 60

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

HEPBURN STUDIO LTD
SEMAPHORIC TECHNOLOGIES LTD
TB SOFTWARE SOLUTIONS LIMITED
XENKAY PROPERTY GROUP LIMITED

Investment

Investment grade, yield and market outlook

46

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

High

Demand

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

59.5

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route4,815m
Crossrail 2 route3,061m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,253 nationally

2,035

Est. population

18,103/km²

79%

Employed

72%

Degree educated

£55,100

Median income

3.5%

Claimant rate

Inner cityVery high densityYoung professionals

37

Community stability

Age profile

52%
17%
Under 1811%
18–3452%
35–4917%
50–6413%
65+7%

Tenure

28%
37%
21%
Own outright12%
Own (mortgage)28%
Private rent37%
Social rent22%
Shared ownership2%
Rent free0%

Ethnicity

53%
17%
17%
White British53%
White Other17%
Asian3%
Black17%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional64%
Routine / semi-routine11%
No car household55%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent37%
Social rent22%

vs. London

Income vs London+31.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
26
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
6
Local approval rate
86%
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)
37
Largest scheme
91 homes · Land at Clarence Avenue (Clapham Park B6), Land at Clarence Avenue (Clapham Park B6), Poynders Road, Atkins Road, SW2
Pipeline pressure
LOW

Named schemes (500m)

ASHBY MILL PRIMARY SCHOOL, ASHBY MILL PRIMARY SCHOOL, PRAGUE PLACE, SW252 homes
completed
SITES OF, 81-119, SITES OF, 81-119, STRATHLEVEN ROAD & (94-104), MAULEVERER ROAD (2-30), SW242 homes
completed
71, 71, KINGS AVENUE, SW4 0DX32 homes
completed
174-178, 174-178, CLAPHAM PARK ROAD, SW4 7DU19 homes
completed
78, 78, KINGS AVENUE, SW416 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 5EB

Full postcodeSW2 5EB
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Acre Lane
Latitude51.455758
Longitude-0.127449
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