Stockwell West & Larkhall · Lambeth · Vauxhall and Camberwell Green constituency · 51.47671, -0.12709

SW8 2HB— Stockwell West & Larkhall, Lambeth

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

The practical family move

 

Top 10% LondonSchools 75%Safety 77/100Transport 63/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
73
Safety
77
Schools
90
Transport
63
Environment
63
Investment
46

The bottom line

SW8 2HB 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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Location

SW8 2HB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.5% vs London avg
vs London crime+30.0% vs London avg

Deep-dive guides for SW8 2HB

🛡️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 2HB 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 · 7 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 · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

84.5 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

+6% vs borough

Crime by type

Anti-social behaviour26%
Violence & sexual offences23%
Other19%
Vehicle crime13%
Burglary10%
Theft4%
Drug offences4%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lambeth Fire Station · 1.8km

Crime is +30% above 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£5,632/m²
Price per ft²£523/ft²
Avg floor area73.8 m²

EPC breakdown

C
8%
D
13%
E
5%

Based on 26 properties · Confidence: medium

Street mix

Semi 7%Terraced 25%Flat 66%Other 2%

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£184,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.2%

Total change

+645%

Market Activity

Price Velocity & Acceleration

Current Velocity

-60.8%

per year

Acceleration

-145.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 42 sales

Property Type Mix

Total: 42 sales

Semi-detached7.1%
Terraced26.2%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£55k£135k+144.5%2.6
Post-dot-com plateau2002–2004£200k£250k+25%3
Pre-crash peak2005–2006£300k£285k-5.1%4
GFC & correction2012–2012£298k£298k+0%5
Help-to-Buy recovery2013–2016£435k£519k+19.3%1.5
Brexit uncertainty2017–2017£1.20m£1.20m+0%1
Rate-rise correction2022–2022£567k£567k+0%1
Current market2024–2025£1.04m£410k-60.8%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+18.4% alpha

Weakest performer

Flat/maisonette

-0.2% alpha

Terraced+18.4% α
Local
31.7%
District
13.3%
Flat/maisonette-0.2% α
Local
10.8%
District
11%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Nine Elms Underground StationNorthern
5 min walk
Stockwell Underground StationNorthern · Victoria
7 min walk
Vauxhall Underground StationVictoria
13 min walk
Wandsworth Road Rail StationWindrush
13 min walk
VauxhallNational Rail
14 min walk
No bus stops within 400m

60

Walkability score

130

Footpaths (500m)

16

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

26

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)45
Nearest car park242m
Santander docks (800m)16
Nearest cycle dock0.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed489 Mbps
Median download446 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 AONB11% green spaceTree canopy: 70%
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: 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

9

GPs within 1km

6

Dentists within 1km

Nearest hospitalLambeth Hospital · 1.3 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

153

Parks (1km)

44

Restaurants (800m)

24

Cafes (800m)

5

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

4

Convenience

Nearest supermarket0086 Supermarket · 400 m
4 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

C

0

Libraries (1km)

0

Cinemas (2km)

339m

Post office

Nearby shops

Winta Halal Meat Shop235 m
Day 1242 m
S&V News268 m
Tesco Express374 m

Nearby cafes

Berlengas231 m
Ponto de Encontro234 m
Mister Waffle285 m
Moonstruck Cafe303 m

Nearby restaurants

Ocean Blue221 m
El Hak225 m
Domino's237 m
Twice as Nice261 m

Nearby pubs

The Cavendish Arms51 m
Mawbey Arms189 m
The Priory Arms225 m
The Nottingham Castle251 m

Nearby gyms

Southbank Club279 m
PureGym328 m
Sky Pool641 m
The Sky Pool641 m

Nearby pharmacies

Halls Pharmacy410 m
Harfleur Pharmacy612 m
Pulse Pharmacy687 m

Nearby health

South Lambeth Road Practice241 m
Binfield Road General Practice518 m
Super White675 m
SW9 Dental684 m
Food hygiene (5-star)53% of 278

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

E

High street health

Registered businesses

AREABUILD LIMITED
BROOMCO (4245) LIMITED
RCJ PROPERTY MANAGEMENT LTD
YFM PROPERTY SERVICES LIMITED
YFM VENTURES LIMITED

Investment

Investment grade, yield and market outlook

46

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 score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

62.9

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score33/100
Bakerloo Extension route2,828m
Crossrail 2 route2,001m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,442 nationally

1,597

Est. population

8,645/km²

74%

Employed

63%

Degree educated

£41,800

Median income

5.2%

Claimant rate

Urban coreHigh densityYoung professionals

39

Community stability

Age profile

14%
35%
21%
20%
Under 1814%
18–3435%
35–4921%
50–6420%
65+10%

Tenure

20%
21%
33%
26%
Own outright20%
Own (mortgage)21%
Private rent33%
Social rent26%
Shared ownership0%
Rent free0%

Ethnicity

48%
24%
13%
White British48%
White Other24%
Asian3%
Black14%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine15%
No car household57%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent33%
Social rent26%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
63
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
15
Local approval rate
57%
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)

Sainsburys, 62, Sainsburys, 62, Wandsworth Road, SW8 2LF645 homes
completed
Sainsburys, 62, Sainsburys, 62, Wandsworth Road, SW8 2LF477 homes
completed
Northern Site New Covent Garden Market Nine Elms Lane SW8 5NX227 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 2HB

Full postcodeSW8 2HB
Postcode districtSW8
BoroughLondon Borough of Lambeth
WardStockwell West & Larkhall
Latitude51.476714
Longitude-0.127095
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