Clapham Common & Abbeville · Lambeth · Clapham and Brixton Hill constituency · 51.45902, -0.12979

SW4 8BB— Clapham Common & Abbeville, Lambeth

Location and area intelligence for SW4 8BB, Clapham Common & Abbeville, Lambeth

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 50/100Yield 3.64%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
68
Safety
73
Schools
90
Transport
50
Environment
31
Investment
63

The bottom line

SW4 8BB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

SW4 8BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.1% vs London avg
vs London crime+20.0% vs London avg

Deep-dive guides for SW4 8BB

🛡️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 SW4 8BB 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 · 6 min walk

KS2: 111.1

★★

Secondary

Harris Academy Clapham

Good · Inspected Feb 2023 · 9 min walk

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Maytree Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

78.3 incidents per 1,000 residents

Higher crime than 59% of London
↑ Rising 550.0%

-2% vs borough

Crime by type

Other31%
Anti-social behaviour18%
Violence & sexual offences17%
Vehicle crime12%
Burglary9%
Drug offences7%
Theft5%
Robbery1%

Stop & search

4.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

3

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.0km

Crime is +20% above London average

Property

Prices, sales volume and market trends

Avg floor area72.2 m²

EPC breakdown

C
26%
D
16%
E
17%

Based on 59 properties · Confidence: high

Street mix

Terraced 40%Flat 60%

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 costLow
Rebuild cost estimate£180,500
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2021 · CAGR

+5.6%

Total change

+199%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.2%

per year

Acceleration

-128.97

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 5 sales

Property Type Mix

Total: 5 sales

Terraced40%
Flat/maisonette60%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£140k£140k+0%1
Pre-crash peak2006–2006£170k£170k+0%1
Help-to-Buy recovery2013–2013£285k£285k+0%1
Brexit uncertainty2019–2019£575k£575k+0%1
Pandemic surge2021–2021£419k£419k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Clapham North Underground StationNorthern line
8.2 min walk
Clapham High Street

Nearby stations

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

51

Walkability score

177

Footpaths (500m)

2

Santander docks (800m)

0.4 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 park256m
Santander docks (800m)2
Nearest cycle dock0.4 km

Nearby car parks

🅿️
St James church car park
256m
🅿️
Sainsburys Car Park· yes
468m

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: 3.1 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 49%
Less green space than 83% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 7.4 km

Energy

Solar: 856 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

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 yield856.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

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

13

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 867 m
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

95

Parks (1km)

44

Restaurants (800m)

11

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

3

Convenience

Nearest supermarketM&S Food · 608 m
2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

1

Libraries (1km)

2

Cinemas (2km)

542m

Post office

Nearby shops

Jey's Offie91 m
Sairam TK Express92 m
my local229 m
Absar Food Express311 m

Nearby cafes

Diana's Coffee91 m
Laryn99 m
Piece of Cake301 m
Selina Cafe307 m

Nearby restaurants

Woondal93 m
Bella Napoli95 m
EN ROOT96 m
Eat of Eden97 m

Nearby pubs

The Coach & Horses142 m
Boqueria211 m
Hope & Anchor228 m
Bar 160285 m

Nearby gyms

Substation103 m
PureGym500 m
Boxit593 m
Clapham Leisure Centre659 m

Nearby pharmacies

Boss Pharmacy329 m
Orbis Pharmacy592 m
Pearl Pharmacy592 m
Boots630 m

Nearby health

Clapham Park Dermatology134 m
Clapham Family Practice528 m
Ten Dental602 m
Ten The Pavement Dental Health726 m
Food hygiene (5-star)46% of 123

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BLUEBELL GROUP ESTATES LIMITED
FOSS DRINKS LIMITED
POLAR SPIRIT LIMITED

Investment

Investment grade, yield and market outlook

63

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score25/100
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

56.5

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route4,576m
Crossrail 2 route2,749m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,500 nationally

1,827

Est. population

14,069/km²

77%

Employed

70%

Degree educated

£41,100

Median income

4.2%

Claimant rate

Inner cityHigh densityYoung professionals

32

Community stability

Age profile

47%
19%
14%
Under 1812%
18–3447%
35–4919%
50–6414%
65+8%

Tenure

19%
43%
26%
Own outright13%
Own (mortgage)19%
Private rent43%
Social rent26%
Shared ownership0%
Rent free0%

Ethnicity

49%
23%
White British49%
White Other23%
Asian5%
Black12%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine11%
No car household61%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent43%
Social rent26%

vs. London

Income vs London-2.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
30
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
6
Local approval rate
93%
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)
90
Largest scheme
136 homes · Mary Seacole House, 91, Clapham High Street, SW4 7TF
Pipeline pressure
NONE

Named schemes (500m)

170-174 and 176-188, 170-174 and 176-188, Acre Lane, London, SW2 5UL60 homes
completed
ASHBY MILL PRIMARY SCHOOL, ASHBY MILL PRIMARY SCHOOL, PRAGUE PLACE, SW252 homes
completed
Haselrigge Primary School, Haselrigge Primary School, Bowland Road, Clapham, SW4 7LE45 homes
completed
SITES OF, 81-119, SITES OF, 81-119, STRATHLEVEN ROAD & (94-104), MAULEVERER ROAD (2-30), SW242 homes
completed
138-146, 138-146, CLAPHAM PARK ROAD, SW438 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
20.9%
Ward turnout
86%
Election year
2026
MP
Bell Ribeiro-Addy (Labour)
MP majority
18,005
Constituency
Clapham and Brixton Hill

Councillors

Chris NicholsonLib Dems
Simon Robert CordonLib Dems

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Key facts for SW4 8BB

Full postcodeSW4 8BB
Postcode districtSW4
BoroughLondon Borough of Lambeth
WardClapham Common & Abbeville
Latitude51.459015
Longitude-0.129791
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