Brixton Acre Lane · Lambeth · Clapham and Brixton Hill constituency · 51.45368, -0.12930

SW4 8EE— Brixton Acre Lane, Lambeth

Location and area intelligence for SW4 8EE, Brixton Acre Lane, Lambeth

The practical family move

 

Schools 83%Safety 76/100Transport 39/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
58
Safety
76
Schools
90
Transport
39
Environment
32
Investment
41

The bottom line

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

Less suited to Car-free commuters.

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Location

SW4 8EE

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-2.4% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for SW4 8EE

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

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“The practical family move”

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How SW4 8EE 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 · 2 min walk

KS2: 111.1

★★

Secondary

Harris Academy Clapham

Good · Inspected Feb 2023 · 3 min walk

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Maytree Nursery School

Not inspected · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.7 incidents per 1,000 residents

Better than 55% of London
↑ Rising 630.8%

-27% vs borough

Crime by type

Other26%
Violence & sexual offences24%
Vehicle crime16%
Anti-social behaviour13%
Burglary13%
Drug offences4%
Theft2%
Robbery2%

Stop & search

4.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.5km

Crime is 10% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SW4 district median

£593,750

Based on 238 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£5,960/m²
Price per ft²£554/ft²
Avg floor area74.5 m²

EPC breakdown

B
4%
C
11%
D
9%

Based on 24 properties · Confidence: medium

Street mix

Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£186,250
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

1995–2025 · CAGR

+7.3%

Total change

+735%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.4%

per year

Acceleration

+51.30

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 53 sales

Property Type Mix

Total: 53 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£133k+137.5%2.2
Post-dot-com plateau2001–2004£168k£241k+43.9%2.5
Pre-crash peak2005–2007£228k£269k+17.9%2.3
GFC & correction2009–2012£232k£327k+40.9%2
Help-to-Buy recovery2013–2016£341k£473k+38.6%1.2
Pandemic surge2021–2021£470k£470k+0%4
Rate-rise correction2022–2023£488k£549k+12.6%1.5
Current market2024–2025£385k£468k+21.4%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
7.2%
District
6.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

45out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing6
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Clapham Common Underground StationNorthern
14 min walk
Clapham North Underground StationNorthern
16 min walk
Clapham South Underground StationNorthern
16 min walk
Clapham High Street Rail StationSoutheastern · Windrush
17 min walk
Clapham High StreetNational Rail
17 min walk
No bus stops within 400m

46

Walkability score

115

Footpaths (500m)

1

Santander docks (800m)

0.8 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

3

Car parks (800m)

2

EV chargers (800m)

Nearest car park121m
Santander docks (800m)1
Nearest cycle dock0.8 km

Nearby car parks

🅿️
St James church car park
513m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

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: 3.7 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Less green space than 76% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 7.6 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

HMP BRIXTON

JEBB AVENUE, SW2 5XF

4 min walk

91%

Recommend GP

91%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

180

Parks (1km)

12

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketPhambra Food Store · 415 m
1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

2

Cinemas (2km)

638m

Post office

Nearby shops

Londis205 m
New Mini Market620 m
New Park Fruiterers633 m
Hill Food & Wine635 m

Nearby cafes

Dudleys392 m
Kata Kata570 m
F Mondays615 m
Angela's Cafe623 m

Nearby restaurants

Negril565 m
Peng An623 m
Paulo's630 m
Dani Fried Chicken638 m

Nearby pubs

Prince of Wales181 m
The Windmill475 m
White Horse663 m
The Sultan679 m

Nearby gyms

Substation565 m
Jetts Fitness583 m
PureGym1.1 km

Nearby pharmacies

Day Lewis Pharmacy631 m
Hillrise Pharmacy681 m
Boss Pharmacy917 m
Pearl Pharmacy1.2 km

Nearby health

Clapham Park Group Practice489 m
Clapham Park Dermatology672 m
Marie Stopes Clinic695 m
Dental Laboratory950 m
Food hygiene (5-star)46% of 55

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

E

High street health

Registered businesses

EPONA GROWTH PARTNERS LIMITED
JANNE ATELIER LTD

Investment

Investment grade, yield and market outlook

41

Investment score

Moderate

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 score18/100
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

48.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route5,079m
Crossrail 2 route3,054m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,166 nationally

1,619

Est. population

21,489/km²

74%

Employed

63%

Degree educated

£41,000

Median income

5.1%

Claimant rate

Inner cityVery high densityYoung professionals

40

Community stability

Age profile

15%
38%
24%
15%
Under 1815%
18–3438%
35–4924%
50–6415%
65+8%

Tenure

28%
29%
30%
Own outright12%
Own (mortgage)28%
Private rent29%
Social rent30%
Shared ownership0%
Rent free0%

Ethnicity

48%
15%
21%
White British48%
White Other15%
Asian5%
Black21%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine13%
No car household53%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Social rent30%
Private rent29%

vs. London

Income vs London-2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
19
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
8
Local approval rate
75%
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)
30
Largest scheme
120 homes · Precinct C2, 158 -178 & 180-200, Precinct C2, 158 -178 & 180-200, Clarence Crescent, Clapham Park, SW4 8LR
Pipeline pressure
LOW

Named schemes (500m)

Land at Clarence Avenue (Clapham Park B6), Land at Clarence Avenue (Clapham Park B6), Poynders Road, Atkins Road, SW291 homes
completed
Land At Clarence Avenue Poynders Road Atkins Road, Land At Clarence Avenue Poynders Road Atkins Road, King's Avenue, New Park Road, SW273 homes
completed
Homan and Dumphreys Houses, Homan and Dumphreys Houses, King's Avenue, Clapham Park, SW470 homes
completed
ASHBY MILL PRIMARY SCHOOL, ASHBY MILL PRIMARY SCHOOL, PRAGUE PLACE, SW252 homes
completed
SITES OF, 81-119, SITES OF, 81-119, STRATHLEVEN ROAD & (94-104), MAULEVERER ROAD (2-30), SW242 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 SW4 8EE

Full postcodeSW4 8EE
Postcode districtSW4
BoroughLondon Borough of Lambeth
WardBrixton Acre Lane
Latitude51.453684
Longitude-0.129304
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