Stockwell West & Larkhall · Lambeth · Vauxhall and Camberwell Green constituency · 51.47794, -0.12844

SW8 2BE— Stockwell West & Larkhall, Lambeth

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

The practical family move

 

Bottom 25% LondonSchools 75%Safety 88/100Transport 61/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
71
Safety
88
Schools
90
Transport
61
Environment
63
Investment
31

The bottom line

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

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Location

SW8 2BE

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 2BE

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

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Postcode Personality

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“The practical family move”

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How SW8 2BE 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 · 2 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 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tachbrook Nursery School

Not inspected · 13 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Lambeth River Fire Station · 1.7km

Crime is 68% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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

Sales (24 months)1
New build0.0%
Price per m²£5,644/m²
Price per ft²£524/ft²
Avg floor area63.7 m²

EPC breakdown

C
24%
D
14%
E
1%

Based on 39 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£159,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2025 · CAGR

+5.3%

Total change

+264%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.5%

per year

Acceleration

-23.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£98k£98k+0%1
Post-dot-com plateau2003–2003£155k£155k+0%1
GFC & correction2008–2012£240k£250k+4.2%1
Help-to-Buy recovery2015–2015£387k£387k+0%1
Brexit uncertainty2017–2017£388k£388k+0%2
Pandemic surge2021–2021£389k£389k+0%2
Rate-rise correction2022–2022£420k£420k+0%1
Current market2025–2025£355k£355k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
0.1%
District
0.6%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

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
2.6 min walk
Vauxhall

Nearby stations

Nine Elms Underground StationNorthern
3 min walk
Stockwell Underground StationNorthern · Victoria
9 min walk
Vauxhall Underground StationVictoria
11 min walk
Battersea Power Station Underground StationNorthern
12 min walk
VauxhallNational Rail
12 min walk
No bus stops within 400m

62

Walkability score

118

Footpaths (500m)

15

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

27

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)45
Nearest car park162m
Santander docks (800m)15
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: 1.0 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 10.5 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

MAWBEY GROUP PRACTICE

MAWBREY BROUGH HEALTH CENTRE, 39 WILCOX CLOSE, SW8 2UD

3 min walk

68%

Recommend GP

68%

Overall GP experience

9

GPs within 1km

6

Dentists within 1km

Nearest hospitalLambeth Hospital · 1.5 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

148

Parks (1km)

32

Restaurants (800m)

21

Cafes (800m)

5

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

14

Sports (1km)

4

Convenience

Nearest supermarket0086 Supermarket · 254 m
4 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

C

0

Libraries (1km)

0

Cinemas (2km)

363m

Post office

Nearby shops

S&V News103 m
Winta Halal Meat Shop203 m
Day 1213 m
Tesco Express384 m

Nearby cafes

Mister Waffle121 m
Berlengas192 m
Ponto de Encontro199 m
O Fumeiro227 m

Nearby restaurants

Ocean Blue161 m
El Hak176 m
Domino's206 m
Chutney Tandoori225 m

Nearby pubs

The Nottingham Castle88 m
The Cavendish Arms173 m
Mawbey Arms188 m
Nolan's251 m

Nearby gyms

Southbank Club116 m
PureGym329 m
Sky Pool478 m
The Sky Pool479 m

Nearby pharmacies

Halls Pharmacy431 m
Harfleur Pharmacy777 m
Pulse Pharmacy845 m

Nearby health

South Lambeth Road Practice344 m
Super White592 m
Binfield Road General Practice683 m
Eudelo780 m
Food hygiene (5-star)52% of 254

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

E-CONTENT SERVICES LTD
LEMAR AUTISM AND ADHD HUB C.I.C.
THE HOUSE OF SHELDON LIMITED

Investment

Investment grade, yield and market outlook

31

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
3.2% (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
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

56.6

Price growth score

C
High

Development pressure

High

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score41/100
Bakerloo Extension route2,792m
Crossrail 2 route1,854m

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)
56
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
27
Local approval rate
74%
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)
100
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
143 - 161, 143 - 161, Wandsworth Road, Wyvil Road, SW8 2LY239 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

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 2BE

Full postcodeSW8 2BE
Postcode districtSW8
BoroughLondon Borough of Lambeth
WardStockwell West & Larkhall
Latitude51.477941
Longitude-0.128441
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