Clapham Common & Abbeville · Lambeth · Clapham and Brixton Hill constituency · 51.45587, -0.13360

SW4 8RB— Clapham Common & Abbeville, Lambeth

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 81/100Transport 42/100Yield 3.64%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
71
Safety
81
Schools
90
Transport
42
Environment
31
Investment
53

The bottom line

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

Less suited to Car-free commuters.

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Location

SW4 8RB

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+29.5% vs London avg
vs London crime-56.0% vs London avg

Deep-dive guides for SW4 8RB

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

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Postcode Personality

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“The practical family move”

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How SW4 8RB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Glenbrook Primary School

Not yet inspected · 4 min walk

KS2: 104.3

★★

Secondary

Harris Academy Clapham

Good · Inspected Feb 2023 · 4 min walk

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Maytree Nursery School

Not inspected · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

28.7 incidents per 1,000 residents

Better than 80% of London
↑ Rising 263.6%

from a low base — still below London average

-64% vs borough

Crime by type

Vehicle crime30%
Other25%
Anti-social behaviour18%
Violence & sexual offences13%
Theft8%
Burglary8%
Drug offences0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.1km

Crime is 56% below London average

Property

Prices, sales volume and market trends

Avg floor area296 m²

EPC breakdown

E
1%

Based on 1 properties · Confidence: very_low

Street mix

Terraced 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

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£740,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band GAnnual charge £3,080
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2008 · CAGR

+17.1%

Total change

+567%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.8%

per year

Acceleration

+4.14

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 8 sales

Property Type Mix

Total: 8 sales

Terraced100%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£218k£625k+187.4%1.3
Post-dot-com plateau2001–2001£765k£765k+0%1
Pre-crash peak2006–2006£1.04m£1.04m+0%2
GFC & correction2008–2008£1.45m£1.45m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+4.3% alpha

Terraced+4.3% α
Local
16.9%
District
12.6%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
9 min walk
Clapham High Street

Nearby stations

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

49

Walkability score

119

Footpaths (500m)

2

Santander docks (800m)

0.5 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

7

Car parks (800m)

2

EV chargers (800m)

Nearest car park213m
Santander docks (800m)2
Nearest cycle dock0.5 km

Nearby car parks

🅿️
St James church car park
213m
🅿️
Sainsburys Car Park· yes
641m

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: 3.5 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 82% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 7.3 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

6 min walk

91%

Recommend GP

91%

Overall GP experience

7

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

161

Parks (1km)

26

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 409 m
3 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

793m

Post office

Nearby shops

Londis426 m
McFarlane's428 m
All Greens438 m
Bottle Apostle445 m

Nearby cafes

Dudleys65 m
Nue Ground480 m
Diana's Coffee513 m
Laryn531 m

Nearby restaurants

Pizza Hut Delivery397 m
Kerbisher & Malt423 m
Yun Hua448 m
Bistro Union455 m

Nearby pubs

The King & Co.405 m
The Abbeville423 m
The Coach & Horses463 m
Alliance Sports Lounge494 m

Nearby gyms

Substation482 m
Semokwan Hapkido Academy561 m
Boxit720 m
PureGym762 m

Nearby pharmacies

Boss Pharmacy746 m
Boots761 m
Orbis Pharmacy775 m
Pearl Pharmacy951 m

Nearby health

Clapham Park Dermatology435 m
Clapham Park Group Practice457 m
Ten The Pavement Dental Health766 m
Ten Dental768 m
Food hygiene (5-star)56% of 87

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

53

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 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

55.4

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route5,010m
Crossrail 2 route2,676m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,345 nationally

1,394

Est. population

17,905/km²

76%

Employed

81%

Degree educated

£54,400

Median income

0.8%

Claimant rate

Inner cityVery high densityYoung professionals

52

Community stability

Age profile

21%
32%
21%
15%
Under 1821%
18–3432%
35–4921%
50–6415%
65+11%

Tenure

26%
46%
23%
Own outright26%
Own (mortgage)46%
Private rent23%
Social rent5%
Shared ownership0%

Ethnicity

64%
19%
White British64%
White Other19%
Asian7%
Black3%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional71%
Routine / semi-routine4%
No car household30%
Unemployed2%
No qualifications3%

Housing tenure (Census 2021)

Private rent23%
Social rent5%

vs. London

Income vs London+29.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
28
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
6
Local approval rate
81%
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)
14
Largest scheme
136 homes · Mary Seacole House, 91, Clapham High Street, SW4 7TF
Pipeline pressure
NONE

Named schemes (500m)

SITES OF, 81-119, SITES OF, 81-119, STRATHLEVEN ROAD & (94-104), MAULEVERER ROAD (2-30), SW242 homes
completed
177, 177, Abbeville Road, SW4 9RL41 homes
completed
138-146, 138-146, CLAPHAM PARK ROAD, SW438 homes
completed
154, 154, CLAPHAM PARK ROAD, NORTHBOURNE ROAD (26-30), SW424 homes
completed
MHT House, MHT House, Crescent Lane, SW4 9RS18 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 8RB

Full postcodeSW4 8RB
Postcode districtSW4
BoroughLondon Borough of Lambeth
WardClapham Common & Abbeville
Latitude51.455874
Longitude-0.133605
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