Clapham Common & Abbeville · Lambeth · Clapham and Brixton Hill constituency · 51.45611, -0.13567

SW4 9LY— Clapham Common & Abbeville, Lambeth

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

The practical family move

 

Top 13% LondonSchools 100%Safety 81/100Transport 42/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
72
Safety
81
Schools
90
Transport
42
Environment
32
Investment
39

The bottom line

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

Less suited to Car-free commuters.

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Location

SW4 9LY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+29.5% vs London avg
vs London crime-56.0% vs London avg

Deep-dive guides for SW4 9LY

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

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“The practical family move”

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How SW4 9LY 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 · 5 min walk

KS2: 108.3

★★

Secondary

Harris Academy Clapham

Good · Inspected Feb 2023 · 5 min walk

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Maytree Nursery School

Not inspected · 7 min walk

5 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

28.7 incidents per 1,000 residents

Better than 80% of London
↑ Rising 263.6%

from a low base — still below London average

-64% vs borough

Crime by type

Vehicle crime30%
Other25%
Anti-social behaviour18%
Violence & sexual offences13%
Theft8%
Burglary8%
Drug offences0%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.0km

Crime is 56% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£11,185/m²
Price per ft²£1,039/ft²
Avg floor area122.5 m²

EPC breakdown

C
5%
D
16%
E
1%
G
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 5%Terraced 58%Flat 36%Other 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£306,250
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 GAnnual charge £3,080
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.1%

Total change

+630%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.7%

per year

Acceleration

-136.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 66 sales

Property Type Mix

Total: 66 sales

Semi-detached4.5%
Terraced59.1%
Flat/maisonette36.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£185k£355k+91.9%2.8
Post-dot-com plateau2001–2004£500k£553k+10.5%2.2
Pre-crash peak2005–2007£656k£908k+38.4%5
GFC & correction2008–2012£775k£1.25m+60.8%3
Help-to-Buy recovery2013–2015£1.21m£600k-50.3%2.5
Brexit uncertainty2018–2019£1.83m£627k-65.7%1
Pandemic surge2021–2021£835k£835k+0%1
Rate-rise correction2022–2023£760k£1.66m+118.3%3
Current market2025–2025£1.35m£1.35m+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Weakest performer

Flat/maisonette

-2.2% alpha

Terraced+0.7% α
Local
8.6%
District
7.9%
Flat/maisonette-2.2% α
Local
2.6%
District
4.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing16
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Clapham CommonNorthern line
8.1 min walk
Clapham High Street

Nearby stations

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

55

Walkability score

107

Footpaths (500m)

2

Santander docks (800m)

0.4 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

8

Car parks (800m)

2

EV chargers (800m)

Nearest car park266m
Santander docks (800m)2
Nearest cycle dock0.4 km

Nearby car parks

🅿️
St James church car park
266m
🅿️
Sainsburys Car Park· yes
606m
🅿️
Tesco Car Park· no
787m

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 qualityMEDIUM
NO₂: 48.0 µg/m³ · PM2.5: 10.0 µg/m³
Worse air than 63% 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 AONB5% green spaceTree canopy: 64%
Less green space than 77% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 7.1 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

6 min walk

91%

Recommend GP

91%

Overall GP experience

9

GPs within 1km

3

Dentists within 1km

Nearest hospitalLambeth Hospital · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

159

Parks (1km)

42

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

12

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 288 m
3 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

770m

Post office

Nearby shops

McFarlane's309 m
All Greens315 m
Bottle Apostle322 m
The Ginger Pig332 m

Nearby cafes

Dudleys127 m
Nue Ground368 m
CafePod Coffee425 m
Star Cafe544 m

Nearby restaurants

Pizza Hut Delivery267 m
Kerbisher & Malt304 m
Bistro Union341 m
Camile Thai352 m

Nearby pubs

The Abbeville297 m
The King & Co.393 m
Alliance Sports Lounge453 m
The Coach & Horses506 m

Nearby gyms

Semokwan Hapkido Academy429 m
Substation584 m
Boxit662 m
PureGym746 m

Nearby pharmacies

Boots702 m
Orbis Pharmacy731 m
Boss Pharmacy796 m
Pearl Pharmacy962 m

Nearby health

Clapham Park Group Practice457 m
Clapham Park Dermatology480 m
Ten The Pavement Dental Health678 m
Ten Dental719 m
Food hygiene (5-star)61% of 127

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

E

High street health

Registered businesses

23 CALDERVALE ROAD MANAGEMENT COMPANY LIMITED
ALL IN A BOX LIMITED
CAVENDISH FLAT MANAGEMENT LIMITED
ELNAGE LIMITED

Investment

Investment grade, yield and market outlook

39

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 score29/100
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

63

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route5,056m
Crossrail 2 route2,537m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,345 nationally

1,394

Est. population

17,905/km²

76%

Employed

81%

Degree educated

£54,400

Median income

0.8%

Claimant rate

Inner cityVery high densityYoung professionals

52

Community stability

Age profile

21%
32%
21%
15%
Under 1821%
18–3432%
35–4921%
50–6415%
65+11%

Tenure

26%
46%
23%
Own outright26%
Own (mortgage)46%
Private rent23%
Social rent5%
Shared ownership0%

Ethnicity

64%
19%
White British64%
White Other19%
Asian7%
Black3%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional71%
Routine / semi-routine4%
No car household30%
Unemployed2%
No qualifications3%

Housing tenure (Census 2021)

Private rent23%
Social rent5%

vs. London

Income vs London+29.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
42
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
6
Local approval rate
77%
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)
6
Largest scheme
1050 homes · Lambeth College, 45, Clapham Common South Side, SW4 9BL
Pipeline pressure
VERY_HIGH

Named schemes (500m)

177, 177, Abbeville Road, SW4 9RL41 homes
completed
138-146, 138-146, CLAPHAM PARK ROAD, SW438 homes
completed
MHT House, MHT House, Crescent Lane, SW4 9RS18 homes
completed
MHT House, MHT House, Crescent Lane, SW4 9RS18 homes
completed
Flats 39 To 42 Crescent Court, Flats 39 To 42 Crescent Court, Park Hill, SW4 8AR14 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 9LY

Full postcodeSW4 9LY
Postcode districtSW4
BoroughLondon Borough of Lambeth
WardClapham Common & Abbeville
Latitude51.456114
Longitude-0.135667
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