Clapham Common & Abbeville · Lambeth · Clapham and Brixton Hill constituency · 51.45450, -0.13808

SW4 9EL— Clapham Common & Abbeville, Lambeth

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

Strong, well-rated schools nearby

 

Schools 100%Safety 75/100Transport 36/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
67
Safety
75
Schools
95
Transport
36
Environment
61
Investment
38

The bottom line

SW4 9EL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SW4 9EL scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SW4 9EL meets your needs.

Location

SW4 9EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+29.5% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for SW4 9EL

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SW4 9EL with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How SW4 9EL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Bonneville Primary School

Outstanding · Inspected May 2024 · 2 min walk

KS2: 110.2

★★

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 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Maytree Nursery School

Not inspected · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.8 incidents per 1,000 residents

Better than 52% of London
↑ Rising 389.5%

-22% vs borough

Crime by type

Other34%
Anti-social behaviour22%
Violence & sexual offences19%
Vehicle crime9%
Drug offences8%
Theft5%
Burglary3%
Robbery0%

Stop & search

3.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.2km

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£12,735/m²
Price per ft²£1,183/ft²
Avg floor area155.4 m²

EPC breakdown

C
4%
D
14%
E
11%
F
1%

Based on 30 properties · Confidence: high

Street mix

Semi 64%Terraced 34%Detached 2%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£388,500
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.4%

Total change

+822%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.6%

per year

Acceleration

-30.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 50 sales

Property Type Mix

Total: 50 sales

Detached2%
Semi-detached64%
Terraced34%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£205k£519k+153.2%2.6
Post-dot-com plateau2001–2004£495k£654k+32.1%1
Pre-crash peak2005–2007£620k£970k+56.5%2.7
GFC & correction2008–2012£570k£1.05m+84.2%1.5
Help-to-Buy recovery2013–2015£1.20m£1.65m+37.5%2.3
Brexit uncertainty2017–2019£1.73m£1.72m-0.6%1.3
Pandemic surge2020–2021£1.75m£1.49m-15.1%2
Rate-rise correction2022–2022£1.63m£1.63m+0%2
Current market2025–2026£2.02m£1.89m-6.6%1.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+4.6% alpha

Weakest performer

Semi-detached

+0.2% alpha

Terraced+4.6% α
Local
23.6%
District
19%
Semi-detached+0.2% α
Local
8.1%
District
7.9%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Clapham Common Underground StationNorthern line
9.7 min walk
Clapham High Street

Nearby stations

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

58

Walkability score

70

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

9

Car parks (800m)

2

EV chargers (800m)

Nearest car park343m
Santander docks (800m)2
Nearest cycle dock0.5 km

Nearby car parks

🅿️
St James church car park
511m
🅿️
Tesco Car Park· no
558m

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 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: 3.7 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 52%
Less green space than 82% 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 PARK GROUP PRACTICE

72 CLARENCE AVENUE, SW4 8JP

4 min walk

91%

Recommend GP

91%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

Nearest hospitalLambeth Hospital · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

158

Parks (1km)

17

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

6

Convenience

Nearest supermarketCo-op Food · 86 m
3 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

980m

Post office

Nearby shops

McFarlane's94 m
All Greens113 m
Bottle Apostle118 m
The Ginger Pig123 m

Nearby cafes

Nue Ground134 m
CafePod Coffee190 m
Dudleys288 m
21 Grams563 m

Nearby restaurants

Kerbisher & Malt92 m
Pizza Hut Delivery111 m
Bistro Union113 m
Camile Thai132 m

Nearby pubs

The Abbeville112 m
The Rookery447 m
The Windmill539 m
The Perky Nel587 m

Nearby gyms

Semokwan Hapkido Academy245 m
Substation822 m
PlayFit Sports Club826 m
Boxit841 m

Nearby pharmacies

Boots877 m
Orbis Pharmacy922 m

Nearby health

Clapham Park Group Practice319 m
Clapham South Dental678 m
Clapham Park Dermatology725 m
Ten The Pavement Dental Health815 m
Food hygiene (5-star)54% of 67

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BRASH&KENNEDY STUDIO LIMITED
CASSPEA LTD
HIPEA PARTNERS LTD
JACK'S PEOPLE LTD
JACKANORY EVENTS LTD

+1 more

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

46.4

Price growth score

C
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route5,295m
Crossrail 2 route2,472m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,055 nationally

1,482

Est. population

11,186/km²

75%

Employed

72%

Degree educated

£54,400

Median income

3.6%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

20%
35%
22%
15%
Under 1820%
18–3435%
35–4922%
50–6415%
65+8%

Tenure

19%
30%
27%
23%
Own outright19%
Own (mortgage)30%
Private rent27%
Social rent23%
Shared ownership1%

Ethnicity

53%
20%
White British53%
White Other20%
Asian6%
Black12%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine10%
No car household42%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent27%
Social rent23%

vs. London

Income vs London+29.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
30
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
4
Local approval rate
71%
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)
8
Largest scheme
1050 homes · Lambeth College, 45, Clapham Common South Side, SW4 9BL
Pipeline pressure
VERY_HIGH

Named schemes (500m)

15, 15, Abbeville Road, SW4 9LA20 homes
completed
6, 6, Elms Road, London, SW4 9EU15 homes
completed
50, 50, Rodenhurst Road, SW4 8AR7 homes
completed
Site Adjacent to 16 and 18, Site Adjacent to 16 and 18, Rathmell Drive, Part of Rear Garden of 54 Clarence Ave, SW4 8JN5 homes
completed
173 -175, 173 -175, Abbeville Road, SW4 9JJ4 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

Live in SW4 9EL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SW4 9EL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Lambeth with nearby boroughs:

Lambeth vs SouthwarkLambeth vs WandsworthLambeth vs HackneyLambeth vs Islington

Similar postcodes

Frequently asked questions

📍 Track SW4 9EL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SW4 9EL

Full postcodeSW4 9EL
Postcode districtSW4
BoroughLondon Borough of Lambeth
WardClapham Common & Abbeville
Latitude51.454498
Longitude-0.138079
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