Stockwell West & Larkhall · Lambeth · Vauxhall and Camberwell Green constituency · 51.47620, -0.12807

SW8 2EX— Stockwell West & Larkhall, Lambeth

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

The practical family move

 

Schools 67%Safety 88/100Transport 58/100Low yield 3.17%⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
68
Safety
88
Schools
90
Transport
58
Environment
63
Investment
48

The bottom line

SW8 2EX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how SW8 2EX scores on each.

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Location

SW8 2EX

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 2EX

🛡️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 2EX 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 · 4 min walk

KS2: 106.7

★★

Secondary

Platanos College

Good · Inspected Oct 2021 · 8 min walk

P8: -0.18A8: 44.8

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tachbrook Nursery School

Not inspected · 15 min walk

9 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.5km

Crime is 68% below London average

Property

Prices, sales volume and market trends

Avg floor area74.5 m²

EPC breakdown

C
8%
D
14%
E
4%

Based on 26 properties · Confidence: medium

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£186,250
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2015–2023 · CAGR

+-0.9%

Total change

-7%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.2%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £450k–£500k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2015£485k£485k+0%1
Rate-rise correction2023–2023£450k£450k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

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
5 min walk
Vauxhall

Nearby stations

Nine Elms Underground StationNorthern
5 min walk
Stockwell Underground StationNorthern · Victoria
7 min walk
Wandsworth Road Rail StationSoutheastern · Windrush
12 min walk
Battersea Power Station Underground StationNorthern
13 min walk
Vauxhall Underground StationVictoria
14 min walk
No bus stops within 400m

57

Walkability score

116

Footpaths (500m)

13

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

19

Car parks (800m)

3

EV chargers (800m)

Nearest car park203m
Santander docks (800m)13
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: 1.2 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 43%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 10.7 km

Energy

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

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 costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BINFIELD ROAD SURGERY

1 BINFIELD ROAD, SW4 6TB

3 min walk

86%

Recommend GP

86%

Overall GP experience

7

GPs within 1km

6

Dentists within 1km

Nearest hospitalLambeth Hospital · 1.3 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

139

Parks (1km)

38

Restaurants (800m)

21

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

3

Convenience

Nearest supermarket0086 Supermarket · 448 m
4 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D

0

Libraries (1km)

1

Cinemas (2km)

253m

Post office

Nearby shops

Winta Halal Meat Shop174 m
Day 1178 m
Tesco Express289 m
S&V News293 m

Nearby cafes

Berlengas174 m
Ponto de Encontro174 m
Casa Benefica244 m
Max Cafe249 m

Nearby restaurants

El Hak174 m
Domino's175 m
Ocean Blue176 m
Twice as Nice188 m

Nearby pubs

The Cavendish Arms38 m
The Priory Arms152 m
Mawbey Arms274 m
The Nottingham Castle283 m

Nearby gyms

PureGym247 m
Southbank Club292 m
Sky Pool670 m
The Sky Pool670 m

Nearby pharmacies

Halls Pharmacy323 m
Harfleur Pharmacy605 m
Pulse Pharmacy654 m

Nearby health

South Lambeth Road Practice321 m
Binfield Road General Practice507 m
SW9 Dental664 m
The Grantham Practice683 m
Food hygiene (5-star)52% of 268

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

PROPERTY M&S LTD
THE SUMMIT SATURDAY SCHOOL LIMITED

Investment

Investment grade, yield and market outlook

48

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 score25/100
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

41.9

Price growth score

D
High

Development pressure

High

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score41/100
Bakerloo Extension route2,915m
Crossrail 2 route1,967m

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)
19
Planning apps (3 years)
12
Local approval rate
63%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
17
Under construction
17
Completed (3yr)
43
Largest scheme
645 homes · Sainsburys, 62, Sainsburys, 62, Wandsworth Road, SW8 2LF
Pipeline pressure
LOW

Named schemes (500m)

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
PRIORY PARK SCHOOL, PRIORY PARK SCHOOL, PRIORY GROVE, LANSDOWNE WAY, SW845 homes
completed
FORMER SPRINGFIELD CENTRE, JUNCTION OF, FORMER SPRINGFIELD CENTRE, JUNCTION OF, CRIMSWORTH ROAD, THORPARCH ROAD, SW844 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 2EX

Full postcodeSW8 2EX
Postcode districtSW8
BoroughLondon Borough of Lambeth
WardStockwell West & Larkhall
Latitude51.476199
Longitude-0.128066
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
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