Stockwell West & Larkhall · Lambeth · Vauxhall and Camberwell Green constituency · 51.46992, -0.13689

SW8 2XT— Stockwell West & Larkhall, Lambeth

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

The practical family move

 

Bottom 25% LondonSchools 86%Safety 79/100Transport 55/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
79
Schools
74
Transport
55
Environment
64
Investment
42

The bottom line

SW8 2XT offers exceptional schools (86% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

SW8 2XT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.4% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for SW8 2XT

🛡️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 2XT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

74

Education score

Good for families
★ Top school within 1km
★

Primary

Griffin Primary School

Requires Improvement · Inspected Nov 2023 · 6 min walk

KS2: 104.0

★★

Secondary

The Elms Academy

Good · Inspected Feb 2020 · 18 min walk

P8: +0.92A8: 53.7

86% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Above London average

Childcare

Childcare

Tachbrook Nursery School

Not inspected · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.2 incidents per 1,000 residents

Better than 74% of London
↑ Rising 1966.7%

from a low base — still below London average

-55% vs borough

Crime by type

Violence & sexual offences31%
Other27%
Anti-social behaviour18%
Burglary10%
Vehicle crime6%
Theft5%
Drug offences3%
Robbery0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Clapham Fire Station · 623m

Crime is 44% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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

Sales (24 months)3
New build0.0%
Price per m²£13,661/m²
Price per ft²£1,269/ft²
Avg floor area96.7 m²

EPC breakdown

C
17%
D
30%
E
17%
G
1%

Based on 65 properties · Confidence: high

Street mix

Terraced 42%Detached 4%Flat 53%Other 1%

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£241,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

1995–2025 · CAGR

+7.9%

Total change

+879%

Market Activity

Price Velocity & Acceleration

Current Velocity

+85.2%

per year

Acceleration

+117.95

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 93 sales

Property Type Mix

Total: 93 sales

Detached4.3%
Terraced41.9%
Flat/maisonette53.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£142k£266k+88.2%4.2
Post-dot-com plateau2001–2004£324k£309k-4.6%4.5
Pre-crash peak2005–2007£510k£315k-38.2%3.7
GFC & correction2008–2012£436k£274k-37.3%2
Help-to-Buy recovery2013–2016£385k£555k+44.2%3
Brexit uncertainty2017–2019£780k£650k-16.7%1
Pandemic surge2020–2021£550k£550k+0%4
Rate-rise correction2022–2023£735k£1.11m+51.3%3
Current market2024–2025£748k£1.39m+85.2%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Weakest performer

Terraced

-0.6% alpha

Flat/maisonette-0.5% α
Local
8.7%
District
9.2%
Terraced-0.6% α
Local
7.1%
District
7.7%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing7
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Clapham Common Underground StationNorthern line
10.2 min walk
Wandsworth Road

Nearby stations

Wandsworth Road Rail StationSoutheastern · Windrush
1 min walk
Wandsworth RoadNational Rail
1 min walk
Clapham High Street Rail StationSoutheastern · Windrush
7 min walk
Clapham North Underground StationNorthern
9 min walk
Clapham Common Underground StationNorthern
11 min walk
No bus stops within 400m

47

Walkability score

183

Footpaths (500m)

9

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge33 min ↓
Victoria ★30 min
Waterloo32 min ↓
Canary Wharf41 min ↓
City37 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

7

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)12
Nearest car park172m
Santander docks (800m)9
Nearest cycle dock0.2 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: 2.1 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 6.6 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

SPRINGFIELD MEDICAL CENTRE

110 UNION ROAD, SW8 2SH

3 min walk

76%

Recommend GP

76%

Overall GP experience

13

GPs within 1km

1

Dentists within 1km

Nearest hospitalLambeth Hospital · 1.1 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

66

Parks (1km)

20

Restaurants (800m)

11

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

10

Sports (1km)

3

Convenience

Nearest supermarketM&S Food · 825 m
2 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

1

Libraries (1km)

2

Cinemas (2km)

602m

Post office

Nearby shops

AVN Convenience Store114 m
Quick Stop Food & Wine Supermarket191 m
Newspoint196 m
Quick Stop Supermarket307 m

Nearby cafes

Solneve Cafe125 m
Savoy Cafe140 m
Beans and Bubbles152 m
Uncle Tom's Cabin163 m

Nearby restaurants

Orit Ethiopian Restaurant & Bar138 m
Kam's Chicken169 m
McDonald's186 m
Gourmet Burger & Hotdog277 m

Nearby pubs

Pensbury Arms168 m
Distortion Brewing Co193 m
Feeleys222 m
The Bread and Roses451 m

Nearby gyms

Virgin Active532 m
Clapham Leisure Centre659 m
YogaHaven750 m
Organic Health & Fitness750 m

Nearby pharmacies

Kamsons Pharmacy491 m
Halls Pharmacy639 m
Pearl Pharmacy747 m
Orbis Pharmacy808 m

Nearby health

Springfield Medical Centre284 m
Manor Health Centre503 m
Grafton Square Surgery614 m
Clapham Family Practice788 m
Food hygiene (5-star)45% of 139

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

68 KILLYON ROAD MANAGEMENT COMPANY LIMITED
ADAMTHWAITE BROTHERS LTD
FREDDIE'S DRINKS COMPANY LTD
MR AFFUL ACCOUNTING LTD

Investment

Investment grade, yield and market outlook

42

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

48.2

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route3,845m
Crossrail 2 route1,749m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,053 nationally

1,711

Est. population

30,000/km²

74%

Employed

57%

Degree educated

£41,400

Median income

5.9%

Claimant rate

Inner cityVery high densityYoung professionals

33

Community stability

Age profile

21%
40%
20%
Under 1821%
18–3440%
35–4920%
50–6413%
65+6%

Tenure

16%
34%
43%
Own outright7%
Own (mortgage)16%
Private rent34%
Social rent43%
Shared ownership0%
Rent free0%

Ethnicity

34%
18%
27%
White British34%
White Other18%
Asian7%
Black27%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine21%
No car household61%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Social rent43%
Private rent34%

vs. London

Income vs London-1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
62
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
10
Local approval rate
40%
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
0
Under construction
0
Completed (3yr)
8
Largest scheme
170 homes · 53 55 57 59 And 63, 53 55 57 59 And 63, Old Town, SW4 0JQ
Pipeline pressure
NONE

Named schemes (500m)

The Westbury Estate, The Westbury Estate, Wandsworth Road, SW8 3ND64 homes
completed
Stewarts Lodge, 201, Stewarts Lodge, 201, Stewart's Road, SW8 4UU56 homes
completed
Coronation Hall And Land at, Coronation Hall And Land at, Union Road, Smedley Street, SW8 2QZ39 homes
completed
51, 51, Union Grove, SW8 2QJ20 homes
completed
LAND BETWEEN, LAND BETWEEN, CLAPHAM MANOR STREET, CUBITT TERRACE, SW414 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
18,005
Constituency
Clapham and Brixton Hill

Councillors

Nadia BurrellLabour
David OxleyLabour
Joseph Dharampal-HornbyLabour

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Key facts for SW8 2XT

Full postcodeSW8 2XT
Postcode districtSW8
BoroughLondon Borough of Lambeth
WardStockwell West & Larkhall
Latitude51.469919
Longitude-0.136890
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