Clapham Town · Lambeth · Clapham and Brixton Hill constituency · 51.46901, -0.14647

SW8 3TZ— Clapham Town, Lambeth

Location and area intelligence for SW8 3TZ, Clapham Town, Lambeth

The practical family move

 

Schools 86%Safety 67/100Transport 47/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
61
Safety
67
Schools
90
Transport
47
Environment
61
Investment
36

The bottom line

SW8 3TZ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

SW8 3TZ

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+25.7% vs London avg
vs London crime+130.0% vs London avg

Deep-dive guides for SW8 3TZ

🛡️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 3TZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Heathbrook Primary School

Not yet inspected · 3 min walk

KS2: 108.7

★★

Secondary

The Elms Academy

Good · Inspected Feb 2020 · 17 min walk

P8: +0.92A8: 53.7

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tachbrook Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

149.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+87% vs borough

Crime by type

Other31%
Violence & sexual offences20%
Anti-social behaviour19%
Burglary8%
Drug offences7%
Theft6%
Robbery4%
Vehicle crime4%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Clapham Fire Station · 600m

Crime is +130% above London average

Property

2 Jul

Prices, 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

Sales (24 months)4
New build0.0%
Price per m²£10,506/m²
Price per ft²£976/ft²
Avg floor area97.2 m²

EPC breakdown

C
4%
D
16%
E
9%

Based on 29 properties · Confidence: medium

Street mix

Semi 3%Terraced 86%Flat 11%

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 costMedium
Rebuild cost estimate£243,000
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.3%

Total change

+1074%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.1%

per year

Acceleration

+3.27

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 64 sales

Property Type Mix

Total: 64 sales

Semi-detached3.1%
Terraced85.9%
Flat/maisonette10.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£255k+254.1%3.7
Post-dot-com plateau2001–2004£291k£385k+32.3%2
Pre-crash peak2005–2007£380k£524k+37.8%2.3
GFC & correction2008–2012£420k£600k+42.8%2.8
Help-to-Buy recovery2015–2016£916k£903k-1.4%2
Brexit uncertainty2017–2019£830k£1.05m+26.5%1
Pandemic surge2020–2021£686k£845k+23.2%1.5
Rate-rise correction2022–2023£948k£995k+5%1.5
Current market2024–2026£1.25m£845k-32.4%1.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.6% alpha

Terraced+1.6% α
Local
9.3%
District
7.7%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Clapham Common Underground StationNorthern line
11.9 min walk
Queenstown Road (Battersea)

Nearby stations

Wandsworth Road Rail StationSoutheastern · Windrush
7 min walk
Queenstown Road (Battersea)National Rail
8 min walk
Clapham Common Underground StationNorthern
12 min walk
Clapham High Street Rail StationSoutheastern · Windrush
13 min walk
Clapham North Underground StationNorthern
15 min walk
No bus stops within 400m

38

Walkability score

118

Footpaths (500m)

13

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge33 min ↓
Victoria ★30 min
Waterloo33 min ↓
Canary Wharf45 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

8

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)12
Nearest car park429m
Santander docks (800m)13
Nearest cycle dock0.0 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: 2.5 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 6.0 km

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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 costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WANDSWORTH COMMUNITY WARDS

COMM SERVICES WANDSWORTH, SILVERTHORNE ROAD, WANDSWORTH, SW8 3HE

5 min walk

8

GPs within 1km

5

Dentists within 1km

Nearest hospitalBridge Lane Health Centre · 1.5 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

24

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketStore Park Central · 1.2 km
3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

0

Libraries (1km)

2

Cinemas (2km)

342m

Post office

Nearby shops

Vesco News, Food & Wine179 m
Asda Express274 m
Andover News301 m
Costcutter339 m

Nearby cafes

The Roastery269 m
Sendero Coffee416 m
Caffè Dolce428 m
Caffè Nero434 m

Nearby restaurants

Pizza GoGo178 m
Santa Maria del Sur259 m
Le Pot Lyonnais293 m
Spice Fusion314 m

Nearby pubs

The Plough Inn155 m
Mist On Rocks158 m
Blake's376 m
The Tim Bobbin396 m

Nearby gyms

Organic Health & Fitness221 m
Virgin Active431 m
Union Station Yoga460 m
YogaHaven732 m

Nearby pharmacies

Fairlee Pharmacy333 m
Queen's365 m
Day Lewis Pharmacy765 m
Kamsons Pharmacy816 m

Nearby health

Queenstown Medical Centre359 m
Perfect Smile500 m
SW11 Medical Dental Aesthetic551 m
Grafton Square Surgery660 m
Food hygiene (5-star)53% of 96

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

A

High street health

Registered businesses

BILLSERVE LIMITED
HOXX LTD

Investment

Investment grade, yield and market outlook

36

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

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

8/100

Velocity score

Future outlook

35.3

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route4,383m
Crossrail 2 route1,206m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,370 nationally

1,442

Est. population

16,890/km²

63%

Employed

47%

Degree educated

£52,800

Median income

7.3%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

18%
33%
21%
18%
Under 1818%
18–3433%
35–4921%
50–6418%
65+10%

Tenure

15%
24%
52%
Own outright9%
Own (mortgage)15%
Private rent24%
Social rent52%
Shared ownership0%
Rent free1%

Ethnicity

36%
17%
27%
White British36%
White Other17%
Asian5%
Black27%
Mixed9%
Other5%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine21%
No car household65%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Social rent52%
Private rent24%

vs. London

Income vs London+25.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
54
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
16
Local approval rate
69%
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
2
Under construction
0
Completed (3yr)
81
Largest scheme
97 homes · 25 - 33, 25 - 33, Macaulay Road, SW4 0QP
Pipeline pressure
LOW

Named schemes (500m)

Victorian Heights (Fmr THACKERAY SCH), Victorian Heights (Fmr THACKERAY SCH), THACKERAY ROAD, Tennyson Street, SW8 3TH44 homes
completed
460, 460, WANDSWORTH ROAD, SW8 3LX24 homes
completed
635, 635, Wandsworth Road, SW8 3JD14 homes
completed
1A, 1A, St Rule Street, SW8 3EH13 homes
completed
229, Queenstown Road, London, SW8 3QD12 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.6%
Ward turnout
113%
Election year
2026
MP
Bell Ribeiro-Addy (Labour)
MP majority
18,005
Constituency
Clapham and Brixton Hill

Councillors

Linda Ann BrayLabour
Patrick O'DonnellLabour
Jonathan BartleyGreen

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Key facts for SW8 3TZ

Full postcodeSW8 3TZ
Postcode districtSW8
BoroughLondon Borough of Lambeth
WardClapham Town
Latitude51.469010
Longitude-0.146473
Parliamentary constituencyClapham and Brixton Hill
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