Clapham East · Lambeth · Clapham and Brixton Hill constituency · 51.45993, -0.14005

SW4 9BS— Clapham East, Lambeth

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

High-connectivity investment target

 

Schools 100%Safety 62/100Transport 49/100Yield 3.64%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
66
Safety
62
Schools
90
Transport
49
Environment
61
Investment
50

The bottom line

SW4 9BS offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

SW4 9BS

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 9BS

🛡️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 9BS 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 · 4 min walk

P8: +0.92A8: 53.7

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Maytree Nursery School

Not inspected · 14 min walk

7 primaries · 2 secondaries · 0 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)

7

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Clapham Fire Station · 556m

Crime is +115% above London average

Property

Prices, sales volume and market trends

Avg floor area86.7 m²

EPC breakdown

C
1%
D
6%
E
3%

Based on 10 properties · Confidence: medium

Street mix

Semi 5%Terraced 5%Flat 91%

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 costMedium
Rebuild cost estimate£216,750
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 CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+8.7%

Total change

+779%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.1%

per year

Acceleration

+98.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached4.5%
Terraced4.5%
Flat/maisonette90.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£71k£170k+141.1%1.2
Post-dot-com plateau2002–2004£200k£245k+22.5%2.3
Pre-crash peak2005–2007£168k£341k+102.8%1.5
GFC & correction2008–2008£300k£300k+0%1
Help-to-Buy recovery2014–2014£315k£315k+0%3
Brexit uncertainty2018–2019£2.25m£512k-77.2%1
Pandemic surge2021–2021£620k£620k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.1% alpha

Flat/maisonette-3.1% α
Local
3.9%
District
7%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
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
2.8 min walk
Clapham High Street

Nearby stations

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

63

Walkability score

196

Footpaths (500m)

6

Santander docks (800m)

0.1 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

6

Car parks (800m)

2

EV chargers (800m)

Nearest car park384m
Santander docks (800m)6
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Sainsburys Car Park· yes
384m
🅿️
St James church car park
557m

Connectivity

Broadband and mobile coverage

93%

Full fibre

36%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed254 Mbps
Median download266 Mbps
Superfast coverage93%
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: 22.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 87% of London
NoiseHIGH
road
Noisier 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 AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 6.7 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

GRAFTON SQUARE SURGERY

8B GRAFTON SQUARE, SW4 0DE

6 min walk

88%

Recommend GP

88%

Overall GP experience

9

GPs within 1km

4

Dentists within 1km

Nearest hospitalLambeth Hospital · 1.4 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

81

Parks (1km)

49

Restaurants (800m)

20

Cafes (800m)

6

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

13

Sports (1km)

5

Convenience

Nearest supermarketM&S Food · 377 m
3 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

C

1

Libraries (1km)

1

Cinemas (2km)

524m

Post office

Nearby shops

Southside Food & Wine136 m
Trudes Grocery215 m
Village Wholefoods217 m
WC Wine & Charcuterie234 m

Nearby cafes

The Pepper Tree156 m
Bobo & Wild164 m
Brickwood179 m
Common216 m

Nearby restaurants

Sushi O'Clock123 m
Gizel Kebab184 m
Metro231 m
Minnow238 m

Nearby pubs

Balans Soho Society172 m
The Alexandra196 m
The Rattlin’ Bog Irish Pub257 m
Belle Vue269 m

Nearby gyms

Boxit322 m
YogaHaven406 m
PureGym530 m
Semokwan Hapkido Academy566 m

Nearby pharmacies

Boots339 m
Orbis Pharmacy417 m
Kamsons Pharmacy679 m
Pearl Pharmacy789 m

Nearby health

Ten The Pavement Dental Health214 m
Ten Dental391 m
Grafton Square Surgery534 m
Clapham Family Practice582 m
Food hygiene (5-star)60% of 166

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

SKIPROUND LIMITED

Investment

Investment grade, yield and market outlook

50

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 score27/100
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

43.8

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route4,856m
Crossrail 2 route2,070m

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)
84
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
7
Local approval rate
57%
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
1052
Under construction
0
Completed (3yr)
82
Largest scheme
1050 homes · Lambeth College, 45, Clapham Common South Side, SW4 9BL
Pipeline pressure
VERY_HIGH

Named schemes (500m)

Lambeth College, 45, Clapham Common South Side, SW4 9BL1050 homes
not_started
53 55 57 59 And 63, 53 55 57 59 And 63, Old Town, SW4 0JQ170 homes
completed
George West House, 2, 3, Clapham Common North Side, SW4 0QL56 homes
completed
INGLETON HOUSE, INGLETON HOUSE, RECTORY GROVE, SW431 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 9BS

Full postcodeSW4 9BS
Postcode districtSW4
BoroughLondon Borough of Lambeth
WardClapham East
Latitude51.459933
Longitude-0.140046
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