Clapham Common & Abbeville · Lambeth · Clapham and Brixton Hill constituency · 51.45852, -0.12935

SW4 8BD— Clapham Common & Abbeville, Lambeth

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

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 49/100Yield 3.64%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
73
Schools
90
Transport
49
Environment
31
Investment
60

The bottom line

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

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Location

SW4 8BD

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 8BD

🛡️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 8BD 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 · 5 min walk

KS2: 111.1

★★

Secondary

Harris Academy Clapham

Good · Inspected Feb 2023 · 8 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

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.1km

Crime is +20% above London average

Property

Prices, sales volume and market trends

Avg floor area77.9 m²

EPC breakdown

C
5%
D
9%

Based on 14 properties · Confidence: medium

Street mix

Terraced 24%Flat 76%

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£194,750
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

1996–2023 · CAGR

+10.2%

Total change

+1264%

Market Activity

Price Velocity & Acceleration

Current Velocity

+67.4%

per year

Acceleration

+79.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 32 sales

Property Type Mix

Total: 32 sales

Terraced25%
Flat/maisonette75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£55k£193k+250.5%1.5
Post-dot-com plateau2001–2004£260k£448k+72.1%1.3
Pre-crash peak2007–2007£910k£910k+0%3
GFC & correction2008–2012£407k£725k+78.1%1.2
Help-to-Buy recovery2013–2016£520k£648k+24.7%2
Pandemic surge2020–2021£653k£510k-21.8%2
Rate-rise correction2022–2023£448k£750k+67.4%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
6.2%
District
6.7%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

50

Walkability score

189

Footpaths (500m)

2

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

4

Car parks (800m)

2

EV chargers (800m)

Nearest car park258m
Santander docks (800m)2
Nearest cycle dock0.5 km

Nearby car parks

🅿️
St James church car park
258m
🅿️
Sainsburys Car Park· yes
526m

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
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 AONB4% green spaceTree canopy: 28%
Less green space than 82% 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

4 min walk

78%

Recommend GP

78%

Overall GP experience

13

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 895 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

92

Parks (1km)

35

Restaurants (800m)

11

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

3

Convenience

Nearest supermarketM&S Food · 667 m
2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

1

Libraries (1km)

2

Cinemas (2km)

605m

Post office

Nearby shops

Sairam TK Express150 m
Jey's Offie151 m
my local234 m
Absar Food Express303 m

Nearby cafes

Diana's Coffee150 m
Laryn151 m
Piece of Cake287 m
Selina Cafe293 m

Nearby restaurants

EN ROOT150 m
Woondal150 m
Eat of Eden151 m
Bella Napoli151 m

Nearby pubs

The Coach & Horses201 m
Boqueria218 m
Hope & Anchor222 m
Bar 160280 m

Nearby gyms

Substation71 m
PureGym563 m
Boxit650 m
Clapham Leisure Centre721 m

Nearby pharmacies

Boss Pharmacy380 m
Pearl Pharmacy651 m
Orbis Pharmacy652 m
Boots687 m

Nearby health

Clapham Park Dermatology189 m
Clapham Family Practice591 m
Ten Dental662 m
Ten The Pavement Dental Health778 m
Food hygiene (5-star)44% of 106

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

E

High street health

Registered businesses

4 K A FREEHOLD COMPANY LIMITED
ALIMGUILD PROPERTY MANAGEMENT LIMITED
REROOT HARDWARE LIMITED

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score24/100
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

53.7

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route4,609m
Crossrail 2 route2,801m

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)
28
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
5
Local approval rate
92%
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)
93
Largest scheme
136 homes · Mary Seacole House, 91, Clapham High Street, SW4 7TF
Pipeline pressure
LOW

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 8BD

Full postcodeSW4 8BD
Postcode districtSW4
BoroughLondon Borough of Lambeth
WardClapham Common & Abbeville
Latitude51.458522
Longitude-0.129351
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