Clapham Common & Abbeville · Lambeth · Clapham and Brixton Hill constituency · 51.45496, -0.14267

SW4 9HX— Clapham Common & Abbeville, Lambeth

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 58/100Transport 56/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
70
Safety
58
Schools
95
Transport
56
Environment
62
Investment
50

The bottom line

SW4 9HX 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 9HX

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+29.5% vs London avg
vs London crime+157.0% vs London avg

Deep-dive guides for SW4 9HX

🛡️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 9HX 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 · 4 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 · 11 min walk

5 primaries · 3 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.1km

Crime is +157% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£7,654/m²
Price per ft²£711/ft²
Avg floor area96.5 m²

EPC breakdown

C
13%
D
22%
E
9%

Based on 44 properties · Confidence: high

Street mix

Semi 16%Terraced 17%Flat 66%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

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£241,250
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

1995–2026 · CAGR

+8.4%

Total change

+1102%

Market Activity

Price Velocity & Acceleration

Current Velocity

+205.1%

per year

Acceleration

+260.93

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 82 sales

Property Type Mix

Total: 82 sales

Semi-detached15.9%
Terraced17.1%
Flat/maisonette67.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£165k£117k-29.1%4.7
Post-dot-com plateau2001–2004£495k£243k-51%2.5
Pre-crash peak2005–2007£283k£1.02m+262.8%4
GFC & correction2008–2012£500k£451k-9.9%2.2
Help-to-Buy recovery2013–2016£633k£1.66m+162.5%2
Brexit uncertainty2018–2019£1.50m£523k-65.2%2
Pandemic surge2020–2020£1.03m£1.03m+0%2
Rate-rise correction2022–2023£578k£1.47m+154.5%1.5
Current market2025–2026£649k£1.98m+205.1%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+15.2% alpha

Weakest performer

Flat/maisonette

-0.2% alpha

Semi-detached+15.2% α
Local
34.5%
District
19.3%
Flat/maisonette-0.2% α
Local
6.4%
District
6.6%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing13
Trend Position10

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
4.2 min walk
Clapham High Street

Nearby stations

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

59

Walkability score

117

Footpaths (500m)

3

Santander docks (800m)

0.4 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 park178m
Santander docks (800m)3
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Tesco Car Park· no
323m
🅿️
St James church car park
749m

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 AONB9% 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

TRINITY HOSPICE

30 CLAPHAM COMMON, NORTH SIDE, SW4 0RN

10 min walk

2

GPs within 1km

4

Dentists within 1km

Nearest hospitalLambeth Hospital · 1.8 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

137

Parks (1km)

23

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

17

Sports (1km)

8

Convenience

Nearest supermarketCo-op Food · 240 m
11 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

0

Libraries (1km)

1

Cinemas (2km)

450m

Post office

Nearby shops

Costcutter160 m
The Ginger Pig200 m
Bottle Apostle205 m
All Greens210 m

Nearby cafes

CafePod Coffee189 m
Nue Ground211 m
21 Grams266 m
Sequoia Lounge290 m

Nearby restaurants

Osteria185 m
33 Abbeville Road187 m
Brooke187 m
PizzaExpress188 m

Nearby pubs

The Rookery164 m
The Abbeville219 m
The Perky Nel298 m
The Windmill302 m

Nearby gyms

Semokwan Hapkido Academy78 m
SpinWorks782 m
PlayFit Sports Club800 m
Boxit884 m

Nearby pharmacies

Boots910 m
Orbis Pharmacy977 m

Nearby health

Clapham South Dental418 m
Clapham Park Group Practice579 m
Ten The Pavement Dental Health796 m
Dental Clinique934 m
Food hygiene (5-star)61% of 76

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

15 CAUTLEY AVENUE LIMITED
31 CAUTLEY AVENUE LIMITED
43 CAUTLEY AVENUE MANAGEMENT LIMITED
COASTGUARD'S VANTAGE LTD
ELECTRIC NECTAR LIMITED

+2 more

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

57.9

Price growth score

C
High

Development pressure

High

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route5,417m
Crossrail 2 route2,166m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
28
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)
7
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
1050
Under construction
0
Completed (3yr)
43
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
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

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

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Key facts for SW4 9HX

Full postcodeSW4 9HX
Postcode districtSW4
BoroughLondon Borough of Lambeth
WardClapham Common & Abbeville
Latitude51.454957
Longitude-0.142667
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