Clapham Common & Abbeville · Lambeth · Clapham and Brixton Hill constituency · 51.45378, -0.14392

SW4 9HD— Clapham Common & Abbeville, Lambeth

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

The practical family move

 

Schools 100%Safety 75/100Transport 57/100Low yield 3.09%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
75
Schools
95
Transport
57
Environment
63
Investment
43

The bottom line

SW4 9HD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £700,000 median — a strong choice for Families.

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Location

SW4 9HD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+34.6% vs London avg
vs London income+29.5% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for SW4 9HD

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

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How SW4 9HD 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 · 4 min walk

KS2: 110.2

★★

Secondary

The Elms Academy

Good · Inspected Feb 2020 · 6 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

Balham Nursery School

Not inspected · 14 min walk

5 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

62.1 incidents per 1,000 residents

Better than 52% of London
↑ Rising 409.5%

-22% vs borough

Crime by type

Other31%
Anti-social behaviour23%
Violence & sexual offences21%
Vehicle crime11%
Drug offences5%
Burglary5%
Theft3%
Robbery1%

Stop & search

0.6

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)

0

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.3km

Crime is 4% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£700,000

Median sale price

Above London median by 35%

£700,000 is 35% above the London median (£520,000)

+121.4%

This year

Terraced

Dominant type

Price history

5-year change
-57.2%
Sales (24 months)5
New build0.0%
Avg semi-detached£1,900,000
Avg terraced£1,550,000
Avg flat£677,500
Price per m²£6,140/m²
Price per ft²£570/ft²
Avg floor area103.9 m²

EPC breakdown

C
12%
D
22%
E
10%
F
2%

Based on 46 properties · Confidence: high

Street mix

Semi 23%Terraced 61%Flat 17%

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£22,500
First-time buyerFTB
£22,500
Additional propertyBTL/2nd
£43,500

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

12.9×

Price-to-income

£3,502/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£259,750
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

1995–2025 · CAGR

+5.1%

Total change

+344%

Market Activity

Price Velocity & Acceleration

Current Velocity

-47.9%

per year

Acceleration

-12.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 66 sales

Property Type Mix

Total: 66 sales

Semi-detached22.7%
Terraced60.6%
Flat/maisonette16.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£153k£440k+188.5%2.6
Post-dot-com plateau2001–2002£570k£610k+7%4
Pre-crash peak2005–2007£570k£760k+33.3%4
GFC & correction2008–2012£610k£1.23m+100.8%2
Help-to-Buy recovery2013–2016£1.14m£1.59m+39.9%2
Brexit uncertainty2017–2019£1.30m£1.31m+0.4%2
Pandemic surge2020–2021£2.00m£1.64m-18.2%2.5
Rate-rise correction2022–2022£2.00m£2.00m+0%1
Current market2024–2025£1.30m£678k-47.9%2.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Weakest performer

Semi-detached

-1.6% alpha

Terraced+0.4% α
Local
9%
District
8.6%
Flat/maisonette+0.3% α
Local
2.9%
District
2.6%
Semi-detached-1.6% α
Local
9.3%
District
10.9%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
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
2.7 min walk
Balham

Nearby stations

Clapham South Underground StationNorthern
4 min walk
Clapham Common Underground StationNorthern
12 min walk
BalhamNational Rail
16 min walk
Balham Underground StationNorthern
17 min walk
Clapham High Street Rail StationWindrush
19 min walk
No bus stops within 400m

61

Walkability score

164

Footpaths (500m)

3

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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park167m
Santander docks (800m)3
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Tesco Car Park· no
167m

Connectivity

Broadband and mobile coverage

100%

Full fibre

79%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed416 Mbps
Median download410 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: 12.0 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: 3.9 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above 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

TRINITY HOSPICE

30 CLAPHAM COMMON, NORTH SIDE, SW4 0RN

11 min walk

2

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 2.0 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

106

Parks (1km)

22

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

2

Convenience

Nearest supermarketTesco · 203 m
11 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

0

Libraries (1km)

1

Cinemas (2km)

306m

Post office

Nearby shops

Costcutter265 m
Sainsbury's Local286 m
M & J Town288 m
The Ginger Pig301 m

Nearby cafes

21 Grams155 m
Sequoia Lounge169 m
CafePod Coffee231 m
Costa267 m

Nearby restaurants

Zaferano's145 m
Mate's155 m
Pizzeria on the Green162 m
Osteria235 m

Nearby pubs

The Perky Nel174 m
The Rookery271 m
The Abbeville333 m
The Windmill414 m

Nearby gyms

Semokwan Hapkido Academy209 m
SpinWorks625 m
PlayFit Sports Club670 m
Grappler's Den973 m

Nearby pharmacies

Boots1.1 km
Pharmalite Pharmacy1.1 km

Nearby health

Clapham South Dental272 m
Clapham Park Group Practice597 m
Dental Clinique777 m
Ten The Pavement Dental Health948 m
Food hygiene (5-star)64% of 73

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

34 LYNETTE AVENUE FREEHOLD COMPANY LIMITED
66 LYNETTE AVENUE FREEHOLD LIMITED
CATHERINE WILSON PROPERTY LIMITED
CDWY LIMITED
MARITIME BUSINESS PARK (HULL) LIMITED

+4 more

Investment

Investment grade, yield and market outlook

43

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
3.1% (average)London avg: 3.8%Below average yield — bottom 60%
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months2

Rental market

Very High

Demand

Very 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

48

Price growth score

C
High

Development pressure

High

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route5,574m
Crossrail 2 route2,150m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,735 nationally

1,722

Est. population

17,954/km²

83%

Employed

79%

Degree educated

£54,400

Median income

3.0%

Claimant rate

Inner cityVery high densityYoung professionals

34

Community stability

Age profile

52%
20%
Under 1812%
18–3452%
35–4920%
50–6410%
65+6%

Tenure

15%
27%
47%
Own outright15%
Own (mortgage)27%
Private rent47%
Social rent10%
Shared ownership0%
Rent free0%

Ethnicity

59%
21%
White British59%
White Other21%
Asian5%
Black6%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional71%
Routine / semi-routine5%
No car household50%
Unemployed3%
No qualifications4%

Housing tenure (Census 2021)

Private rent47%
Social rent10%

vs. London

Income vs London+29.5%
Price vs London+34.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
20
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
11
Local approval rate
93%
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
1051
Under construction
1
Completed (3yr)
44
Largest scheme
1050 homes · Lambeth College, 45, Clapham Common South Side, SW4 9BL
Pipeline pressure
VERY_HIGH

Named schemes (500m)

Former South London Hospital For Women, Former South London Hospital For Women, Clapham Common South Side, SW4 9DF104 homes
completed
HALLDAY HALL, 64-68, HALLDAY HALL, 64-68, CLAPHAM COMMON SOUTHSIDE, SW474 homes
completed
Land Rear Of Cooper Building, Development Control Pseudo Street, SW4 9DX36 homes
completed
15, 15, Abbeville Road, SW4 9LA20 homes
completed
SITE REAR OF, 53, SITE REAR OF, 53, CLAPHAM COMMON SOUTH SIDE, SW418 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 (£700,000)

£22,500

Standard buyer

£22,500

First-time buyer

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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Compare Lambeth with nearby boroughs:

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Key facts for SW4 9HD

Full postcodeSW4 9HD
Postcode districtSW4
BoroughLondon Borough of Lambeth
WardClapham Common & Abbeville
Latitude51.453781
Longitude-0.143924
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