Brixton Acre Lane · Lambeth · Clapham and Brixton Hill constituency · 51.45955, -0.12647

SW2 5TX— Brixton Acre Lane, Lambeth

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

The practical family move

 

Schools 100%Safety 78/100Transport 45/100Yield 6.79%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
78
Schools
60
Transport
45
Environment
31
Investment
61

The bottom line

SW2 5TX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £318,000 median — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

Check your dealbreakers

Toggle the things that matter to you — see how SW2 5TX scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SW2 5TX meets your needs.

Location

SW2 5TX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-38.8% vs London avg
vs London income+31.2% vs London avg
vs London crime-27.0% vs London avg

Deep-dive guides for SW2 5TX

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SW2 5TX with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe💰 Value Find🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How SW2 5TX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Iqra Primary School

Not yet inspected · 7 min walk

KS2: 111.1

—

Secondary

Trinity Academy

Not yet inspected · 7 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

7 primaries · 2 secondaries · 0 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

97

Road safety score

3

Accidents (5yr)

7

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.2km

Crime is 27% below London average

Property

2 Jul

Prices, sales volume and market trends

£318,000

Median sale price

Bottom 25% — 39% below London median

£318,000 is 39% below the London median (£520,000)

+42.6%

This year

Flat

Dominant type

Price history

5-year change
+6.9%
Sales (24 months)8
New build0.0%
Avg flat£318,000
Price per m²£6,737/m²
Price per ft²£626/ft²
Avg floor area48.2 m²

EPC breakdown

B
9%
C
26%
D
23%
E
2%

Based on 60 properties · Confidence: high

Street mix

Flat 99%Other 1%

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

Stamp duty

Standard buyer£3,400
First-time buyerFTB
£0
Additional propertyBTL/2nd
£12,940

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

5.8×

Price-to-income

£1,591/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£120,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+7.8%

Total change

+600%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.5%

per year

Acceleration

+52.26

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 107 sales

Property Type Mix

Total: 107 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£60k£76k+27.1%5.5
Post-dot-com plateau2001–2004£105k£147k+40%3.8
Pre-crash peak2005–2007£161k£185k+15.1%5.3
GFC & correction2008–2012£187k£205k+9.3%3.4
Help-to-Buy recovery2013–2016£216k£342k+57.9%2.8
Brexit uncertainty2017–2019£395k£383k-3.2%5.3
Pandemic surge2020–2021£373k£298k-20.1%3
Rate-rise correction2022–2023£322k£373k+15.7%3.5
Current market2024–2025£310k£420k+35.5%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2% alpha

Flat/maisonette+2% α
Local
7.1%
District
5.1%

CAGR over 25yr 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 Volume75
Seasonal Timing2
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
8.1 min walk
Clapham High Street

Nearby stations

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

49

Walkability score

190

Footpaths (500m)

3

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

7

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)10
Nearest car park487m
Santander docks (800m)3
Nearest cycle dock0.5 km

Nearby car parks

🅿️
St James church car park
487m
🅿️
Sainsburys Car Park· yes
644m

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
NoiseHIGH
road
Noisier 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 AONB3% green spaceTree canopy: 43%
Less green space than 83% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 7.6 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

HETHERINGTON GROUP PRACTICE

18 HETHERINGTON ROAD, SW4 7NU

3 min walk

78%

Recommend GP

78%

Overall GP experience

11

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalLambeth Hospital · 700 m
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

81

Parks (1km)

23

Restaurants (800m)

11

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

6

Convenience

Nearest supermarketPhambra Food Store · 1.0 km
1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

1

Libraries (1km)

2

Cinemas (2km)

724m

Post office

Nearby shops

my local46 m
Absar Food Express74 m
B.K. Enterprises84 m
Costcutter89 m

Nearby cafes

Piece of Cake65 m
Selina Cafe72 m
Blank Coffee99 m
Sam's Cafe133 m

Nearby restaurants

Dinner House54 m
True flavours77 m
Fish & Chips Take Away90 m
Khamsa111 m

Nearby pubs

Hope & Anchor11 m
Bar 16050 m
Boqueria59 m
The Coach & Horses344 m

Nearby gyms

Substation161 m
Anytime Fitness618 m
PureGym623 m
Ferndale Community Sports Centre733 m

Nearby pharmacies

Boss Pharmacy317 m
Pearl Pharmacy615 m
Day Lewis Pharmacy731 m
Orbis Pharmacy746 m

Nearby health

Clapham Park Dermatology350 m
Clapham Family Practice631 m
Orchard Orthodontics652 m
Lambeth Hospital700 m
Food hygiene (5-star)45% of 82

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
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

FIREGEN LIMITED
GENKIN LIMITED
LONDON PLAYWRITING LABS LIMITED PARTNERSHIP
QUEER COLLECTIVE LIMITED

Investment

Investment grade, yield and market outlook

61

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
6.8% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score25/100
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

77.2

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route4,413m
Crossrail 2 route2,925m

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%
Price vs London-38.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
36
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
5
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
153
Largest scheme
75 homes · 35 - 51, 35 - 51, Bedford Road, SW4 7SG
Pipeline pressure
NONE

Named schemes (500m)

170-174 and 176-188, 170-174 and 176-188, Acre Lane, London, SW2 5UL60 homes
completed
Fenwick Housing Estate, Fenwick Housing Estate, Lambeth Housing Estates, SW9 9NN55 homes
completed
ASHBY MILL PRIMARY SCHOOL, ASHBY MILL PRIMARY SCHOOL, PRAGUE PLACE, SW252 homes
completed
71, 71, KINGS AVENUE, SW4 0DX32 homes
completed
174-178, 174-178, CLAPHAM PARK ROAD, SW4 7DU19 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£318,000)

£3,400

Standard buyer

£0

First-time buyer

Save £3,400

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in SW2 5TX? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SW2 5TX.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Lambeth with nearby boroughs:

Lambeth vs SouthwarkLambeth vs WandsworthLambeth vs HackneyLambeth vs Islington

What else could £318k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track SW2 5TX

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SW2 5TX

Full postcodeSW2 5TX
Postcode districtSW2
BoroughLondon Borough of Lambeth
WardBrixton Acre Lane
Latitude51.459547
Longitude-0.126473
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