Clapham Common & Abbeville · Lambeth · Clapham and Brixton Hill constituency · 51.45050, -0.13865

SW4 8NL— Clapham Common & Abbeville, Lambeth

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

The practical family move

 

Schools 100%Safety 78/100Transport 43/100Yield 5.84%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
63
Safety
78
Schools
100
Transport
43
Environment
67
Investment
63

The bottom line

SW4 8NL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £370,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SW4 8NL

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 avg price-28.8% vs London avg
vs London income+13.1% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for SW4 8NL

🛡️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 8NL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Bonneville Primary School

Outstanding · Inspected May 2024 · 4 min walk

KS2: 110.2

★★★

Secondary

La Retraite Roman Catholic Girls' School

Outstanding · Inspected Dec 2023 · 5 min walk

P8: +0.26A8: 52.1

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 · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.9 incidents per 1,000 residents

Better than 63% of London
↑ Rising 413.3%

from a low base — still below London average

-39% vs borough

Crime by type

Violence & sexual offences27%
Other18%
Vehicle crime18%
Anti-social behaviour17%
Burglary8%
Drug offences6%
Theft4%
Robbery1%

Stop & search

2.5

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)

2

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.6km

Crime is 25% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£370,000

Median sale price

Bottom 25% — 29% below London median

£370,000 is 29% below the London median (£520,000)

-0.6%

This year

Flat

Dominant type

Price history

5-year change
+13.5%
Sales (24 months)5
New build0.0%
Avg flat£370,000
Price per m²£6,955/m²
Price per ft²£646/ft²
Avg floor area53.9 m²

EPC breakdown

C
25%
D
18%
E
4%

Based on 47 properties · Confidence: high

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

Stamp duty

Standard buyer£6,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,100

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

7.8×

Price-to-income

£1,851/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£134,750
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 BAnnual charge £1,437
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.3%

Total change

+532%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.2%

per year

Acceleration

-14.57

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 82 sales

Property Type Mix

Total: 82 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£78k+32.9%2.5
Post-dot-com plateau2001–2004£55k£163k+195.5%2.5
Pre-crash peak2005–2007£193k£240k+24.1%4.3
GFC & correction2009–2012£230k£250k+8.7%4
Help-to-Buy recovery2013–2016£228k£406k+78.5%3.8
Brexit uncertainty2017–2019£395k£347k-12.2%2.3
Pandemic surge2020–2020£348k£348k+0%1
Rate-rise correction2022–2023£350k£386k+10.4%2.5
Current market2025–2025£370k£370k+0%5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
6.3%
District
6.5%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing0
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 South Underground StationNorthern line
8 min walk
Balham

Nearby stations

Clapham South Underground StationNorthern
8 min walk
Clapham Common Underground StationNorthern
16 min walk
BalhamNational Rail
16 min walk
Balham Underground StationNorthern
16 min walk
Clapham High Street Rail StationWindrush
22 min walk
No bus stops within 400m

41

Walkability score

132

Footpaths (500m)

2

Santander docks (800m)

0.7 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria ★38 min
Waterloo38 min ≈
Canary Wharf54 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park384m
Santander docks (800m)2
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Tesco Car Park· no
540m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed318 Mbps
Median download325 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 qualityLOW
NO₂: 17.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 93% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.1 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 7.2 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

CLAPHAM PARK GROUP PRACTICE

72 CLARENCE AVENUE, SW4 8JP

4 min walk

91%

Recommend GP

91%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalLambeth Hospital · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

176

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

18

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Abbeville (500 m)

Nearest supermarketCo-op Food · 479 m
11 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

861m

Post office

Nearby shops

Sainsbury's Local427 m
McFarlane's461 m
The Ginger Pig469 m
Bottle Apostle478 m

Nearby cafes

CafePod Coffee398 m
Nue Ground416 m
Lockdown Bakehouse622 m
Dudleys629 m

Nearby restaurants

La Bonne Heure404 m
Osteria407 m
33 Abbeville Road408 m
Brooke411 m

Nearby pubs

The Abbeville500 m
The Perky Nel645 m
The Rookery733 m
The Devonshire824 m

Nearby gyms

PlayFit Sports Club434 m
Semokwan Hapkido Academy533 m
Grappler's Den665 m
SpinWorks693 m

Nearby pharmacies

Pharmalite Pharmacy836 m

Nearby health

Clapham Park Group Practice259 m
Clapham South Dental647 m
Dental Clinique800 m
Food hygiene (5-star)61% of 36

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

E

High street health

Registered businesses

2 FAST DISTRIBUTION LTD
AI RAIL LTD
BRITT RECRUITMENT LTD
DASS CONSULTING LIMITED
FAST GDC DISTRIBUTION LTD

+3 more

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
5.8% (good)London avg: 3.8%Strong yield — top 12% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

45.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route5,703m
Crossrail 2 route2,645m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,236 nationally

1,574

Est. population

24,358/km²

72%

Employed

65%

Degree educated

£47,500

Median income

4.8%

Claimant rate

Inner cityVery high densityYoung professionals

31

Community stability

Age profile

17%
49%
18%
Under 1817%
18–3449%
35–4918%
50–6412%
65+5%

Tenure

17%
40%
35%
Own outright6%
Own (mortgage)17%
Private rent40%
Social rent35%
Shared ownership1%
Rent free0%

Ethnicity

45%
16%
20%
White British45%
White Other16%
Asian7%
Black20%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine13%
No car household64%
Unemployed5%
No qualifications8%

Housing tenure (Census 2021)

Private rent40%
Social rent35%

vs. London

Income vs London+13.1%
Price vs London-28.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
8
Local approval rate
83%
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)
54
Largest scheme
120 homes · Precinct C2, 158 -178 & 180-200, Precinct C2, 158 -178 & 180-200, Clarence Crescent, Clapham Park, SW4 8LR
Pipeline pressure
NONE

Named schemes (500m)

Limerick Close, Limerick Close, Atkins Road, SW12 0BE29 homes
completed
15, 15, Abbeville Road, SW4 9LA20 homes
completed
CLAPHAM PARK LIBRARY, CLAPHAM PARK LIBRARY, POYNDERS ROAD, SW4 8PS14 homes
completed
Gloucester House Hotel, 138-140, Gloucester House Hotel, 138-140, Cavendish Road, SW12 0DD10 homes
completed
134, 134, Cavendish Road, SW12 0DD6 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£370,000)

£6,000

Standard buyer

£0

First-time buyer

Save £6,000

Affordability check — your annual salary

£

Deposit

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

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Compare Lambeth with nearby boroughs:

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Key facts for SW4 8NL

Full postcodeSW4 8NL
Postcode districtSW4
BoroughLondon Borough of Lambeth
WardClapham Common & Abbeville
Latitude51.450496
Longitude-0.138645
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