Brixton Acre Lane · Lambeth · Dulwich and West Norwood constituency · 51.45915, -0.12419

SW2 5TH— Brixton Acre Lane, Lambeth

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

High-connectivity investment target

 

Schools 83%Safety 57/100Transport 44/100Yield 4.13%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
59
Safety
57
Schools
90
Transport
44
Environment
32
Investment
60

The bottom line

SW2 5TH offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers 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 5TH

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-1.2% vs London avg
vs London crime+171.0% vs London avg

Deep-dive guides for SW2 5TH

🛡️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 5TH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Sudbourne Primary School

Good · Inspected Sept 2023 · 4 min walk

KS2: 105.3

—

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 · 12 min walk

6 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)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.1km

Crime is +171% above London average

Property

Prices, sales volume and market trends

Avg floor area76.4 m²

EPC breakdown

B
2%
C
15%

Based on 17 properties · Confidence: medium

Street mix

Terraced 48%Detached 4%Flat 48%

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£191,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (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

2007–2021 · CAGR

+2.5%

Total change

+40%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.5%

per year

Acceleration

+22.25

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 23 sales

Property Type Mix

Total: 23 sales

Detached4.3%
Terraced47.8%
Flat/maisonette47.8%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£340k£340k+0%14
GFC & correction2009–2012£312k£250k-19.9%1.3
Help-to-Buy recovery2015–2015£555k£555k+0%2
Brexit uncertainty2018–2019£510k£440k-13.7%1
Pandemic surge2021–2021£478k£478k+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 3

Moderate

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

Nearby stations

Brixton Underground StationVictoria
9 min walk
Clapham North Underground StationNorthern
10 min walk
Clapham High Street Rail StationSoutheastern · Windrush
11 min walk
Clapham High StreetNational Rail
11 min walk
Clapham Common Underground StationNorthern
13 min walk
No bus stops within 400m

48

Walkability score

158

Footpaths (500m)

4

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 park392m
Santander docks (800m)4
Nearest cycle dock0.6 km

Nearby car parks

🅿️
St James church car park
622m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 3.0 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 49%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 7.8 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): 1

Landslide susceptibility: Low

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

HETHERINGTON GROUP PRACTICE

18 HETHERINGTON ROAD, SW4 7NU

4 min walk

78%

Recommend GP

78%

Overall GP experience

10

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalLambeth Hospital · 698 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

86

Parks (1km)

27

Restaurants (800m)

15

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

4

Convenience

Nearest supermarketPhambra Food Store · 991 m
2 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

0

Libraries (1km)

2

Cinemas (2km)

601m

Post office

Nearby shops

Costcutter80 m
B.K. Enterprises105 m
Absar Food Express115 m
my local201 m

Nearby cafes

Sam's Cafe42 m
Blank Coffee93 m
Selina Cafe96 m
Piece of Cake102 m

Nearby restaurants

Temple of Seitan60 m
Restaurant Lisboa63 m
Brixton's Cod68 m
New Tings75 m

Nearby pubs

Bar 160141 m
Hope & Anchor176 m
Boqueria219 m
The Blues Kitchen380 m

Nearby gyms

Substation296 m
Anytime Fitness475 m
Ferndale Community Sports Centre638 m
Jetts Fitness685 m

Nearby pharmacies

Boss Pharmacy455 m
Day Lewis Pharmacy610 m
Pearl Pharmacy744 m
Hillrise Pharmacy1.2 km

Nearby health

Orchard Orthodontics494 m
Clapham Park Dermatology511 m
Marie Stopes Clinic677 m
Lambeth Hospital698 m
Food hygiene (5-star)45% of 102

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

AIMS LONDON LIMITED
ANIRES FINANCIAL LTD
BIANCA BEAUTY SALON LTD
BOILER AND BREEZE LTD
CITI FLEX LONDON LTD

+3 more

Investment

Investment grade, yield and market outlook

60

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

46.4

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route4,375m
Crossrail 2 route3,087m

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

Inner cityVery 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
Yes
Listed buildings (800m)
42
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
4
Local approval rate
82%
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)
213
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)

BRIXTON COLLEGE (FERNDALE BRANCH), BRIXTON COLLEGE (FERNDALE BRANCH), FERNDALE ROAD, SW9 7SA74 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
170-174 and 176-188, 170-174 and 176-188, Acre Lane, London, SW2 5UL60 homes
completed
41 - 45, 41 - 45, Acre Lane, London, SW2 5TN24 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 5TH

Full postcodeSW2 5TH
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Acre Lane
Latitude51.459150
Longitude-0.124186
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