Stockwell West & Larkhall · Lambeth · Vauxhall and Camberwell Green constituency · 51.47705, -0.12875

SW8 2BB— Stockwell West & Larkhall, Lambeth

Location and area intelligence for SW8 2BB, Stockwell West & Larkhall, Lambeth

The practical family move

 

Bottom 25% LondonSchools 67%Safety 88/100Transport 59/100Low yield 3.17%

Best for: Families

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Strong for families — high safety and school scores

Liveability
69
Safety
88
Schools
90
Transport
59
Environment
63
Investment
40

The bottom line

SW8 2BB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

SW8 2BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.5% vs London avg
vs London crime-68.0% vs London avg

Deep-dive guides for SW8 2BB

🛡️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 SW8 2BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Herbert Morrison Primary School

Not yet inspected · 3 min walk

KS2: 106.7

★★

Secondary

Platanos College

Good · Inspected Oct 2021 · 9 min walk

P8: -0.18A8: 44.8

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tachbrook Nursery School

Not inspected · 14 min walk

8 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

21.0 incidents per 1,000 residents

Better than 85% of London
→ Stable

-74% vs borough

Crime by type

Other39%
Anti-social behaviour24%
Drug offences12%
Vehicle crime9%
Violence & sexual offences9%
Theft3%
Burglary3%
Robbery0%

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 · 1.6km

Crime is 68% below London average

Property

Prices, sales volume and market trends

Avg floor area58.4 m²

EPC breakdown

C
26%
D
22%
E
1%

Based on 49 properties · Confidence: high

Street mix

Flat 100%

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

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£146,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,437
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2023 · CAGR

+4.8%

Total change

+145%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.5%

per year

Acceleration

+43.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£185k£185k+0%1
Pre-crash peak2006–2007£91k£205k+125.3%1
GFC & correction2008–2008£205k£205k+0%1
Help-to-Buy recovery2013–2015£159k£477k+199.8%1
Brexit uncertainty2018–2018£373k£373k+0%2
Rate-rise correction2023–2023£453k£453k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.7% alpha

Flat/maisonette-1.7% α
Local
4%
District
5.7%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Nine Elms Underground StationNorthern line
3.8 min walk
Vauxhall

Nearby stations

Nine Elms Underground StationNorthern
4 min walk
Stockwell Underground StationNorthern · Victoria
9 min walk
Battersea Power Station Underground StationNorthern
12 min walk
Vauxhall Underground StationVictoria
13 min walk
Wandsworth Road Rail StationWindrush
13 min walk
No bus stops within 400m

60

Walkability score

112

Footpaths (500m)

14

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge30 min ↓
Victoria ★25 min
Waterloo29 min ↓
Canary Wharf42 min ↓
City34 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

25

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)45
Nearest car park121m
Santander docks (800m)14
Nearest cycle dock0.1 km

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: 1.1 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 10.6 km

Energy

Solar: 856 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BINFIELD ROAD SURGERY

1 BINFIELD ROAD, SW4 6TB

4 min walk

86%

Recommend GP

86%

Overall GP experience

9

GPs within 1km

6

Dentists within 1km

Nearest hospitalLambeth Hospital · 1.4 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

144

Parks (1km)

31

Restaurants (800m)

20

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

13

Sports (1km)

4

Convenience

Nearest supermarket0086 Supermarket · 354 m
4 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D

0

Libraries (1km)

1

Cinemas (2km)

271m

Post office

Nearby shops

Winta Halal Meat Shop128 m
Day 1137 m
S&V News191 m
Tesco Express297 m

Nearby cafes

Berlengas121 m
Ponto de Encontro126 m
Mister Waffle214 m
Casa Benefica260 m

Nearby restaurants

Ocean Blue103 m
El Hak110 m
Domino's131 m
Twice as Nice166 m

Nearby pubs

The Cavendish Arms99 m
The Nottingham Castle184 m
Mawbey Arms244 m
The Priory Arms247 m

Nearby gyms

Southbank Club186 m
PureGym244 m
Sky Pool566 m
The Sky Pool566 m

Nearby pharmacies

Halls Pharmacy341 m
Harfleur Pharmacy708 m
Pulse Pharmacy759 m

Nearby health

South Lambeth Road Practice352 m
Binfield Road General Practice611 m
Super White688 m
SW9 Dental770 m
Food hygiene (5-star)52% of 254

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

E

High street health

Registered businesses

BASIC 2 BASKET LTD
MINDFUL FITNESS LIMITED

Investment

Investment grade, yield and market outlook

40

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
3.2% (average)London avg: 3.8%Below average yield — bottom 58%
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

37.3

Price growth score

D
High

Development pressure

High

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score41/100
Bakerloo Extension route2,878m
Crossrail 2 route1,881m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,641 nationally

1,569

Est. population

30,000/km²

60%

Employed

37%

Degree educated

£41,800

Median income

9.9%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

25%
26%
20%
21%
Under 1825%
18–3426%
35–4920%
50–6422%
65+8%

Tenure

14%
76%
Own outright3%
Own (mortgage)7%
Private rent14%
Social rent76%
Shared ownership0%
Rent free0%

Ethnicity

18%
20%
45%
White British18%
White Other20%
Asian4%
Black45%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine28%
No car household67%
Unemployed8%
No qualifications20%

Housing tenure (Census 2021)

Social rent76%
Private rent14%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
54
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
24
Local approval rate
68%
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
400
Under construction
400
Completed (3yr)
43
Largest scheme
645 homes · Sainsburys, 62, Sainsburys, 62, Wandsworth Road, SW8 2LF
Pipeline pressure
HIGH

Named schemes (500m)

Sainsburys, 62, Sainsburys, 62, Wandsworth Road, SW8 2LF645 homes
completed
Sainsburys, 62, Sainsburys, 62, Wandsworth Road, SW8 2LF477 homes
completed
South Bank University, South Bank University, Wandsworth Road, SW8 2JZ231 homes
completed
Northern Site New Covent Garden Market Nine Elms Lane SW8 5NX227 homes
completed
SITE BOUNDED BY, SITE BOUNDED BY, PASCAL STREET, NINE ELMS MKT, WANDSWORTH ROAD (108-122), SW874 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.9%
Ward turnout
90%
Election year
2026
MP
Florence Eshalomi (Labour (Co-op))
MP majority
15,112
Constituency
Vauxhall and Camberwell Green

Councillors

Nadia BurrellLabour
David OxleyLabour
Joseph Dharampal-HornbyLabour

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Key facts for SW8 2BB

Full postcodeSW8 2BB
Postcode districtSW8
BoroughLondon Borough of Lambeth
WardStockwell West & Larkhall
Latitude51.477047
Longitude-0.128751
Parliamentary constituencyVauxhall and Camberwell Green
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