Clapham East · Lambeth · Clapham and Brixton Hill constituency · 51.45889, -0.13609

SW4 9BF— Clapham East, Lambeth

Location and area intelligence for SW4 9BF, Clapham East, Lambeth

High-connectivity investment target

 

Schools 100%Safety 62/100Transport 47/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
66
Safety
62
Schools
90
Transport
47
Environment
61
Investment
38

The bottom line

SW4 9BF offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

SW4 9BF

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+115.0% vs London avg

Deep-dive guides for SW4 9BF

🛡️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 9BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Mary's Roman Catholic Primary School

Not yet inspected · Inspected Nov 2024 · 2 min walk

KS2: 108.3

★★

Secondary

The Elms Academy

Good · Inspected Feb 2020 · 5 min walk

P8: +0.92A8: 53.7

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Maytree Nursery School

Not inspected · 11 min walk

6 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

139.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 321.1%

+74% vs borough

Crime by type

Other30%
Anti-social behaviour19%
Violence & sexual offences16%
Theft10%
Vehicle crime10%
Robbery8%
Drug offences5%
Burglary3%

Stop & search

11.6

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Clapham Fire Station · 747m

Crime is +115% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£14,563/m²
Price per ft²£1,353/ft²
Avg floor area71.4 m²

EPC breakdown

B
18%
C
22%

Based on 40 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

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 costMedium
Rebuild cost estimate£178,500
Rebuild cost per m²£2,500/m²

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

Construction era2016
WallsAverage thermal transmittance 0.19 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingFull secondary glazing
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2025 · CAGR

+2.2%

Total change

+21%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.2%

per year

Acceleration

-26.18

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 35 sales

Property Type Mix

Total: 35 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£865k£865k+0%2
Brexit uncertainty2017–2017£770k£770k+0%23
Pandemic surge2021–2021£975k£975k+0%1
Rate-rise correction2022–2023£675k£850k+25.9%3
Current market2024–2025£1.06m£1.05m-1.2%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.7% alpha

Flat/maisonette+1.7% α
Local
2.6%
District
0.9%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
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 CommonNorthern line
4.4 min walk
Clapham High Street

Nearby stations

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

61

Walkability score

171

Footpaths (500m)

2

Santander docks (800m)

0.3 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)

3

EV chargers (800m)

Nearest car park260m
Santander docks (800m)2
Nearest cycle dock0.3 km

Nearby car parks

🅿️
St James church car park
260m
🅿️
Sainsburys Car Park· yes
303m

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 qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.2 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 34%
Less green space than 79% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 7.0 km

Energy

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

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 costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CLAPHAM FAMILY PRACTICE

MARY SEACOLE CENTRE, 89 CLAPHAM HIGH STREET, SW4 7DB

6 min walk

84%

Recommend GP

84%

Overall GP experience

9

GPs within 1km

3

Dentists within 1km

Nearest hospitalLambeth Hospital · 1.2 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

126

Parks (1km)

56

Restaurants (800m)

21

Cafes (800m)

8

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

12

Sports (1km)

4

Convenience

Nearest supermarketM&S Food · 404 m
3 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

8

Late-night venues

C

1

Libraries (1km)

1

Cinemas (2km)

472m

Post office

Nearby shops

KS Food & Wine149 m
Southside Food & Wine297 m
WC Wine & Charcuterie354 m
WHSmith367 m

Nearby cafes

Star Cafe235 m
Coffee Wake Cup266 m
The Common277 m
Bobo & Wild298 m

Nearby restaurants

Yun Hua145 m
Bollywood Dreams150 m
Pizza Inn224 m
Dumplings And Baos247 m

Nearby pubs

Alliance Sports Lounge152 m
The King & Co.156 m
Balans Soho Society299 m
The Alexandra305 m

Nearby gyms

Boxit352 m
PureGym454 m
Substation535 m
Semokwan Hapkido Academy581 m

Nearby pharmacies

Boots392 m
Orbis Pharmacy422 m
Boss Pharmacy598 m
Pearl Pharmacy693 m

Nearby health

Clapham Park Dermatology327 m
Ten The Pavement Dental Health390 m
Ten Dental409 m
Clapham Family Practice510 m
Food hygiene (5-star)60% of 167

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

URBANEDGE ACCOUNTANTS LIMITED

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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 score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

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

4/100

Velocity score

Future outlook

53.6

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route4,803m
Crossrail 2 route2,368m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,700 nationally

1,721

Est. population

14,798/km²

67%

Employed

59%

Degree educated

£41,100

Median income

7.0%

Claimant rate

Inner cityHigh densityYoung professionals

35

Community stability

Age profile

15%
38%
19%
17%
Under 1815%
18–3438%
35–4919%
50–6417%
65+12%

Tenure

15%
31%
43%
Own outright11%
Own (mortgage)14%
Private rent31%
Social rent43%
Shared ownership1%
Rent free0%

Ethnicity

39%
17%
24%
White British39%
White Other17%
Asian7%
Black24%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine16%
No car household62%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Social rent43%
Private rent31%

vs. London

Income vs London-2.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
64
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
8
Local approval rate
65%
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
1050
Under construction
0
Completed (3yr)
20
Largest scheme
1050 homes · Lambeth College, 45, Clapham Common South Side, SW4 9BL
Pipeline pressure
VERY_HIGH

Named schemes (500m)

177, 177, Abbeville Road, SW4 9RL41 homes
completed
138-146, 138-146, CLAPHAM PARK ROAD, SW438 homes
completed
INGLETON HOUSE, INGLETON HOUSE, RECTORY GROVE, SW431 homes
completed
35, 35, Clapham Park Road, SW4 7EE25 homes
completed
168-180, 168-180, CLAPHAM HIGH STREET, STONHOUSE STREET (156-158), SW422 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
21.3%
Ward turnout
61%
Election year
2026
MP
Bell Ribeiro-Addy (Labour)
MP majority
18,005
Constituency
Clapham and Brixton Hill

Councillors

Erica AbuLabour and Co-operative Party
Cat ThomsonGreen

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Key facts for SW4 9BF

Full postcodeSW4 9BF
Postcode districtSW4
BoroughLondon Borough of Lambeth
WardClapham East
Latitude51.458890
Longitude-0.136087
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