The bottom line
SW8 2AU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Young professionals who can accept its trade-offs.
The catch: high noise levels nearby.
Check your dealbreakers
Toggle the things that matter to you — see how SW8 2AU scores on each.
Toggle a question above to see how SW8 2AU meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for SW8 2AU
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Postcode Personality
“The practical family move”
How SW8 2AU has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
95
Education score
Primary
Wyvil Primary School and Resource Bases for Speech, Language and Communication Needs, and Autism
Good · Inspected Jun 2024 · 6 min walk
KS2: 101.9
Secondary
Lilian Baylis Technology School
Outstanding · Inspected Feb 2023 · 8 min walk
100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km
Childcare
Childcare
Tachbrook Nursery School
Not inspected · 5 min walk
9 primaries · 2 secondaries · 1 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
31.6 incidents per 1,000 residents
from a low base — still below London average
-61% vs borough
Note: this postcode is in the Central Activities Zone — London's business and visitor core. Crime is counted per resident, but the daytime and visitor population here is many times the resident count, so these figures reflect footfall, not residential risk.
Crime by type
Stop & search
1.2
per 1,000 residents
→ Stable
trend
Road safety
99
Road safety score
1
Accidents (5yr)
4
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Lambeth River Fire Station · 950m
Crime is 51% below London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, 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.
SW8 district median
£681,250
Based on 423 sales from postcodes with sufficient data
Price history
EPC breakdown
Based on 60 properties · Confidence: high
Street mix
LHA rates — Inner South West London
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2007–2025 · CAGR
+5.4%
Total change
+159%
Market Activity
Price Velocity & Acceleration
Current Velocity
+15.5%
per year
Acceleration
+42.34
change in velocity
Market State
Strong growth
Price Distribution
P25: £600k–£700k · P75: £300k–£350k · 90 sales
Property Type Mix
Total: 90 sales
By decade
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Pre-crash peak | 2007–2007 | £280k | £280k | +0% | 5 |
| GFC & correction | 2008–2012 | £405k | £752k | +85.7% | 10.2 |
| Help-to-Buy recovery | 2013–2015 | £510k | £756k | +48.2% | 4.3 |
| Brexit uncertainty | 2017–2019 | £970k | £800k | -17.5% | 1.7 |
| Pandemic surge | 2020–2021 | £568k | £540k | -4.8% | 2.5 |
| Rate-rise correction | 2022–2023 | £515k | £857k | +66.5% | 4 |
| Current market | 2024–2025 | £628k | £725k | +15.5% | 1.5 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+1.2% alpha
CAGR over 17yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 4
Good
Nearby stations
58
Walkability score
271
Footpaths (500m)
22
Santander docks (800m)
0.2 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
33
Car parks (800m)
2
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Hampstead Heath Woods SSSI — 9.7 km
Energy
Ground stability
Geology: CLAY, SILT AND SAND
Subsidence risk: Medium
Shrink-swell: Medium
Running sand risk: Low
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
NHS PRACTITIONER HEALTH PROGRAMME
RIVERSIDE MC, HOBART HSE, ST GEORGE WHARF, WANDSWORTH ROAD, SW8 2JB
1 min walk
4
GPs within 1km
7
Dentists within 1km
2
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
175
Parks (1km)
27
Restaurants (800m)
19
Cafes (800m)
1
Pubs (400m)
0
Pharmacies (800m)
6
Gyms (1km)
18
Sports (1km)
2
Convenience
Nightlife (500m)
2
Nightclubs
3
Late-night venues
1
Libraries (1km)
1
Cinemas (2km)
536m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
48
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
82.2
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 7/10
Less deprived than average
Index of Multiple Deprivation
Rank: 20,538 nationally
1,709
Est. population
30,000/km²
70%
Employed
71%
Degree educated
£47,300
Median income
3.4%
Claimant rate
28
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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