The bottom line
SW8 2FL 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 2FL scores on each.
Toggle a question above to see how SW8 2FL meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for SW8 2FL
✨ Get your personal match score
Tell us what matters — safety, schools, transport — and we'll score every postcode for you.
Postcode Personality
“The practical family move”
How SW8 2FL has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Wyvil Primary School and Resource Bases for Speech, Language and Communication Needs, and Autism
Good · Inspected Jun 2024 · 3 min walk
KS2: 101.9
Secondary
Pimlico Academy
Good · Inspected Oct 2021 · 12 min walk
100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km
Childcare
Childcare
Tachbrook Nursery School
Not inspected · 8 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
73.2 incidents per 1,000 residents
-9% 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
Road safety
99
Road safety score
1
Accidents (5yr)
2
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Lambeth River Fire Station · 1.4km
Crime is +13% above London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
Insufficient sales data
Only 4 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 76 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
2017–2025 · CAGR
+-1.8%
Total change
-14%
Market Activity
Price Velocity & Acceleration
Current Velocity
-8.5%
per year
Acceleration
-10.50
change in velocity
Market State
Downturn
Price Distribution
P25: £500k–£600k · P75: £700k+ · 84 sales
Property Type Mix
Total: 84 sales
By decade
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Brexit uncertainty | 2017–2018 | £811k | £1.16m | +43.4% | 37.5 |
| Pandemic surge | 2020–2021 | £750k | £633k | -15.7% | 1.5 |
| Rate-rise correction | 2022–2023 | £825k | £750k | -9.1% | 1 |
| Current market | 2024–2025 | £765k | £700k | -8.5% | 2 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+-1.9% alpha
CAGR over 8yr 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
Balanced 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
64
Walkability score
161
Footpaths (500m)
22
Santander docks (800m)
0.3 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
28
Car parks (800m)
1
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 — 10.1 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
MAWBEY GROUP PRACTICE
MAWBREY BROUGH HEALTH CENTRE, 39 WILCOX CLOSE, SW8 2UD
4 min walk
68%
Recommend GP
68%
Overall GP experience
5
GPs within 1km
6
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
158
Parks (1km)
33
Restaurants (800m)
16
Cafes (800m)
3
Pubs (400m)
0
Pharmacies (800m)
7
Gyms (1km)
18
Sports (1km)
2
Convenience
Nightlife (500m)
0
Nightclubs
3
Late-night venues
1
Libraries (1km)
1
Cinemas (2km)
723m
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
40
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
78.2
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 9/10
Least deprived
Index of Multiple Deprivation
Rank: 28,438 nationally
1,120
Est. population
30,000/km²
70%
Employed
77%
Degree educated
£47,300
Median income
0.8%
Claimant rate
20
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
Live in SW8 2FL? Rate your area
Help future residents make better decisions. Takes 30 seconds.
Compare Lambeth with nearby boroughs: