Clapham Common & Abbeville · Lambeth · Clapham and Brixton Hill constituency · 51.45759, -0.14506

SW4 9DE— Clapham Common & Abbeville, Lambeth

Location and area intelligence for SW4 9DE, Clapham Common & Abbeville, Lambeth

The practical family move

 

Schools 100%Safety 58/100Transport 54/100Low yield 3.46%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
64
Safety
58
Schools
90
Transport
54
Environment
64
Investment
49

The bottom line

SW4 9DE offers exceptional schools (100% Good/Outstanding) and fast broadband at £623,500 median — a strong choice for Most buyers.

Less suited to Families.

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Location

SW4 9DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+19.9% vs London avg
vs London income+29.5% vs London avg
vs London crime+157.0% vs London avg

Deep-dive guides for SW4 9DE

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

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How SW4 9DE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Macaulay Church of England Primary School

Good · Inspected Dec 2023 · 9 min walk

KS2: 106.8

★★

Secondary

The Elms Academy

Good · Inspected Feb 2020 · 3 min walk

P8: +0.92A8: 53.7

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

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 18 min walk

5 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

167.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1040.9%

+109% vs borough

Crime by type

Other29%
Vehicle crime16%
Violence & sexual offences16%
Anti-social behaviour15%
Robbery10%
Theft8%
Burglary4%
Drug offences2%

Stop & search

4.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

7

Incidents (1yr)

33

Incidents (5yr)

Nearest station: Clapham Fire Station · 865m

Crime is +157% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£623,500

Median sale price

Above London median by 20%

£623,500 is 20% above the London median (£520,000)

-17.9%

This year

Flat

Dominant type

Price history

5-year change
-45.8%
Sales (24 months)6
New build0.0%
Avg flat£623,500
Price per m²£7,594/m²
Price per ft²£706/ft²
Avg floor area85.7 m²

EPC breakdown

C
13%
D
28%
E
6%

Based on 47 properties · Confidence: high

Street mix

Semi 1%Detached 2%Flat 97%Other 1%

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£18,675
First-time buyerFTB
£9,925
Additional propertyBTL/2nd
£37,380

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

11.5×

Price-to-income

£3,119/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£214,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,259
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.8%

Total change

+444%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.6%

per year

Acceleration

-55.47

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 116 sales

Property Type Mix

Total: 116 sales

Detached1.7%
Semi-detached0.9%
Flat/maisonette97.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£113k£198k+75.2%6
Post-dot-com plateau2001–2004£275k£239k-13.3%4.5
Pre-crash peak2005–2007£383k£528k+38%5.7
GFC & correction2008–2012£467k£440k-5.8%2
Help-to-Buy recovery2013–2016£485k£1.07m+121.2%2
Brexit uncertainty2017–2019£620k£575k-7.3%3
Pandemic surge2020–2021£450k£1.15m+155.6%2
Rate-rise correction2022–2023£975k£665k-31.8%4
Current market2024–2025£850k£615k-27.6%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
6.3%
District
6.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Clapham South Underground StationNorthern line
5.9 min walk
Wandsworth Road

Nearby stations

Clapham South Underground StationNorthern
7 min walk
Clapham Common Underground StationNorthern
8 min walk
Clapham High Street Rail StationSoutheastern · Windrush
15 min walk
Clapham North Underground StationNorthern
17 min walk
Wandsworth Road Rail StationWindrush · Southeastern
18 min walk
No bus stops within 400m

53

Walkability score

137

Footpaths (500m)

4

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria ★31 min
Waterloo33 min ↓
Canary Wharf47 min ↑
City38 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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park198m
Santander docks (800m)4
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Tesco Car Park· no
545m

Connectivity

Broadband and mobile coverage

100%

Full fibre

45%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed278 Mbps
Median download274 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: 3.5 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 6.5 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): 1

Landslide susceptibility: Low

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

TRINITY HOSPICE

30 CLAPHAM COMMON, NORTH SIDE, SW4 0RN

6 min walk

3

GPs within 1km

3

Dentists within 1km

Nearest hospitalLambeth Hospital · 1.8 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

84

Parks (1km)

26

Restaurants (800m)

17

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

1

Convenience

Nearest supermarketTesco · 483 m
11 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

0

Libraries (1km)

1

Cinemas (2km)

597m

Post office

Nearby shops

Costcutter177 m
Bottle Apostle488 m
The Ginger Pig489 m
All Greens490 m

Nearby cafes

Pear Tree Cafe267 m
Common Pizza379 m
Honest Tom's409 m
21 Grams411 m

Nearby restaurants

Zaferano's416 m
Mate's418 m
Pizzeria on the Green428 m
Pizza Hut Delivery486 m

Nearby pubs

The Windmill64 m
The Rookery173 m
The Perky Nel447 m
The Abbeville484 m

Nearby gyms

Semokwan Hapkido Academy384 m
YogaHaven737 m
Boxit755 m
SpinWorks995 m

Nearby pharmacies

Boots767 m
Orbis Pharmacy849 m
Queen's1.1 km

Nearby health

Clapham South Dental578 m
Ten The Pavement Dental Health618 m
Ten Dental822 m
Grafton Square Surgery873 m
Food hygiene (5-star)63% of 86

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

3 WINDMILL DRIVE (FREEHOLD) LTD
COLLOQUIUM.IO LTD
GORDON'S ALIVE LIMITED
LUMENCOVE LIMITED
MINDFRAME PERFORMANCE LTD

+1 more

Investment

Investment grade, yield and market outlook

49

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
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months2

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

17/100

Velocity score

Future outlook

56.4

Price growth score

C
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score33/100
Bakerloo Extension route5,271m
Crossrail 2 route1,882m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,112 nationally

1,501

Est. population

8,063/km²

80%

Employed

74%

Degree educated

£54,400

Median income

2.6%

Claimant rate

Inner cityHigh densityYoung professionals

38

Community stability

Age profile

14%
46%
17%
15%
Under 1814%
18–3446%
35–4917%
50–6415%
65+7%

Tenure

17%
26%
38%
18%
Own outright17%
Own (mortgage)26%
Private rent38%
Social rent18%
Shared ownership1%
Rent free0%

Ethnicity

56%
16%
14%
White British56%
White Other17%
Asian6%
Black14%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional65%
Routine / semi-routine8%
No car household49%
Unemployed2%
No qualifications8%

Housing tenure (Census 2021)

Private rent38%
Social rent18%

vs. London

Income vs London+29.5%
Price vs London+19.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
47
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
5
Local approval rate
58%
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)
109
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
HALLDAY HALL, 64-68, HALLDAY HALL, 64-68, CLAPHAM COMMON SOUTHSIDE, SW474 homes
completed
SITE REAR OF, 53, SITE REAR OF, 53, CLAPHAM COMMON SOUTH SIDE, SW418 homes
completed
6, 6, Elms Road, London, SW4 9EU15 homes
completed
LAND R/O, 54, LAND R/O, 54, CLAPHAM COMMON SOUTH SIDE &, ELMS ROAD (FRONTING), SW410 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 (£623,500)

£18,675

Standard buyer

£9,925

First-time buyer

Save £8,750

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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Key facts for SW4 9DE

Full postcodeSW4 9DE
Postcode districtSW4
BoroughLondon Borough of Lambeth
WardClapham Common & Abbeville
Latitude51.457585
Longitude-0.145065
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