Brixton Acre Lane · Lambeth · Clapham and Brixton Hill constituency · 51.45442, -0.12208

SW2 5HB— Brixton Acre Lane, Lambeth

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

High-connectivity investment target

 

Schools 80%Safety 64/100Transport 49/100Yield 4.13%

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
61
Safety
64
Schools
100
Transport
49
Environment
33
Investment
65

The bottom line

SW2 5HB 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 5HB

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 5HB

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

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How SW2 5HB 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 · 4 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

Holmewood Nursery School

Not inspected · 10 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.4km

Crime is +102% above London average

Property

Prices, sales volume and market trends

Avg floor area122 m²

EPC breakdown

C
1%
D
2%
F
1%

Based on 4 properties · Confidence: low

Street mix

Terraced 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£305,000
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)
RoofPitched, 250 mm loft insulation
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2021 · CAGR

+7.7%

Total change

+415%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.0%

per year

Acceleration

-65.33

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £400k–£450k · 7 sales

Property Type Mix

Total: 7 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£165k£243k+47%1.5
GFC & correction2009–2010£422k£448k+6%1
Help-to-Buy recovery2014–2014£780k£780k+0%1
Pandemic surge2021–2021£850k£850k+0%1

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
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Below London average
Brixton Underground StationVictoria line
12.5 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

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

51

Walkability score

125

Footpaths (500m)

2

Santander docks (800m)

0.6 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 park351m
Santander docks (800m)2
Nearest cycle dock0.6 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: 3.5 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 64%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 11.7 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): 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

3 min walk

75%

Recommend GP

75%

Overall GP experience

7

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

101

Parks (1km)

26

Restaurants (800m)

10

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

5

Convenience

Nearest supermarketPhambra Food Store · 549 m
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

0

Libraries (1km)

2

Cinemas (2km)

131m

Post office

Nearby shops

Nisa Local133 m
Our Local146 m
Adams Bakery168 m
Sainsbury's Local209 m

Nearby cafes

F Mondays123 m
Café Tana150 m
Kata Kata195 m
Café on the Hill197 m

Nearby restaurants

Peng An124 m
Mamma's Pizza165 m
Morley's174 m
Ciao Brixton178 m

Nearby pubs

The Windmill54 m
White Horse155 m
Prince of Wales341 m
Il Maremmano617 m

Nearby gyms

Jetts Fitness145 m
Substation650 m
Anytime Fitness745 m
Yoga point773 m

Nearby pharmacies

Day Lewis Pharmacy127 m
Hillrise Pharmacy678 m
Boss Pharmacy963 m

Nearby health

Marie Stopes Clinic201 m
Orchard Orthodontics658 m
Clapham Park Dermatology870 m
Dental Laboratory986 m
Food hygiene (5-star)41% of 88

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

BUEY LETTINGS LIMITED
HOODWINK PRODUCTIONS LIMITED
LORENE’S HOUSE LTD

Investment

Investment grade, yield and market outlook

65

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 score21/100
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

42.6

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route4,764m
Crossrail 2 route3,461m

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)
20
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
5
Local approval rate
38%
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)
137
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)

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
29, 29, Blenheim Gardens, SW2 5EU12 homes
completed
Unit 2, Rear of Elf Garage, 124 - 128, Unit 2, Rear of Elf Garage, 124 - 128, Brixton Hill, SW2 1RS9 homes
completed
Hermes House, 59, Hermes House, 59, Josephine Avenue, SW2 2JZ8 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 5HB

Full postcodeSW2 5HB
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Acre Lane
Latitude51.454422
Longitude-0.122077
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