Stockwell East · Lambeth · Vauxhall and Camberwell Green constituency · 51.47632, -0.11523

SW9 0RF— Stockwell East, Lambeth

Location and area intelligence for SW9 0RF, Stockwell East, Lambeth

The practical family move

 

Bottom 25% LondonSchools 91%Safety 83/100Transport 59/100Yield 3.90%

Best for: Families

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Strong for families — high safety and school scores

Liveability
70
Safety
83
Schools
90
Transport
59
Environment
34
Investment
55

The bottom line

SW9 0RF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £554,026 median — a strong choice for Families.

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Location

SW9 0RF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+6.5% vs London avg
vs London income+3.1% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for SW9 0RF

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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How SW9 0RF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Reay Primary School

Not yet inspected · Inspected Dec 2024 · 2 min walk

KS2: 104.6

★★

Secondary

Platanos College

Good · Inspected Oct 2021 · 5 min walk

P8: -0.18A8: 44.8

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Ethelred Nursery School and Children's Centre

Not inspected · 21 min walk

11 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

52.8 incidents per 1,000 residents

Better than 60% of London
→ Stable

-34% vs borough

Crime by type

Other29%
Violence & sexual offences25%
Anti-social behaviour16%
Theft7%
Burglary7%
Drug offences6%
Vehicle crime6%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.5km

Crime is 19% below London average

Property

2 Jul

Prices, sales volume and market trends

£554,026

Median sale price

Above London median by 7%

£554,026 is 7% above the London median (£520,000)

-14.2%

This year

Flat

Dominant type

Price history

5-year change
+17.3%
Sales (24 months)8
New build0.0%
Avg terraced£530,000
Avg flat£570,051
Price per m²£9,296/m²
Price per ft²£864/ft²
Avg floor area60.1 m²

EPC breakdown

C
23%
D
17%
E
2%
F
1%

Based on 43 properties · Confidence: high

Street mix

Terraced 5%Flat 95%

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

Stamp duty

Standard buyer£15,201
First-time buyerFTB
£6,451
Additional propertyBTL/2nd
£31,822

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.8×

Price-to-income

£2,772/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£150,250
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.4%

Total change

+821%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.7%

per year

Acceleration

+15.44

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 108 sales

Property Type Mix

Total: 108 sales

Terraced4.6%
Flat/maisonette95.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£68k£150k+121.5%4
Post-dot-com plateau2001–2004£175k£210k+20.1%5.5
Pre-crash peak2005–2007£211k£299k+41.7%3.7
GFC & correction2008–2012£290k£301k+3.9%2
Help-to-Buy recovery2013–2016£364k£500k+37.6%3.7
Brexit uncertainty2017–2019£510k£440k-13.7%2
Pandemic surge2020–2021£418k£473k+13%4.5
Rate-rise correction2022–2023£520k£500k-3.8%3
Current market2024–2026£538k£624k+15.9%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.5% alpha

Flat/maisonette+1.5% α
Local
7.9%
District
6.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Oval Underground StationNorthern line
7.3 min walk
Vauxhall

Nearby stations

Oval Underground StationNorthern
8 min walk
Stockwell Underground StationNorthern · Victoria
9 min walk
Nine Elms Underground StationNorthern
13 min walk
Vauxhall Underground StationVictoria
15 min walk
VauxhallNational Rail
15 min walk
No bus stops within 400m

44

Walkability score

185

Footpaths (500m)

15

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge30 min ↓
Victoria31 min ↓
Waterloo ★27 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

18

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)6
Nearest car park361m
Santander docks (800m)15
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 waterLOW
Low
Air qualityMEDIUM
NO₂: 48.0 µg/m³ · PM2.5: 10.0 µg/m³
Worse air than 63% 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 AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 10.9 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

VASSALL MEDICAL CENTRE

DOCTORS SURGERY, 89 VASSALL ROAD, SW9 6NA

6 min walk

76%

Recommend GP

76%

Overall GP experience

14

GPs within 1km

5

Dentists within 1km

2

Care homes (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

144

Parks (1km)

29

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

5

Convenience

No pubs within 400m — nearest: Lola Tapas & Wine (412 m)

Nearest supermarketCo-op Food · 1.1 km
6 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

2

Cinemas (2km)

303m

Post office

Nearby shops

Caldwell store156 m
Tesco Express171 m
Chelsea Fruit And Veg261 m
Happy Shopper286 m

Nearby cafes

7Gr Coffee Studio168 m
Mezzo352 m
C. M. Cafe379 m
TGS Delicatessen395 m

Nearby restaurants

The Blue Sea221 m
The Oval Tandoori331 m
SW9 Sushi Bar358 m
Pizza King368 m

Nearby pubs

Lola Tapas & Wine412 m
The Canton Arms541 m
The Derby556 m
The Fentiman Arms559 m

Nearby gyms

The Gym135 m
Horizons Health & Fitness Club179 m
Damos Personal Training498 m
F45 Training535 m

Nearby pharmacies

Millennium Pharmacy298 m
Vitellow Pharmacy481 m
Day Lewis Pharmacy638 m
Harfleur Pharmacy697 m

Nearby health

Mint Dental Centre381 m
Vassall Medical Centre474 m
The Monteiro Clinic544 m
The Oval Dental Clinic572 m
Food hygiene (5-star)54% of 115

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

E

High street health

Registered businesses

32 HACKFORD ROAD MANAGEMENT LIMITED
38 HACKFORD ROAD LIMITED
42 HACKFORD ROAD LIMITED
48 HACKFORD ROAD LIMITED
52 HACKFORD ROAD LIMITED

+3 more

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

66.1

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score36/100
Bakerloo Extension route2,402m
Crossrail 2 route2,751m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,845 nationally

1,931

Est. population

24,100/km²

70%

Employed

59%

Degree educated

£43,300

Median income

5.6%

Claimant rate

Urban coreVery high densityYoung professionals

33

Community stability

Age profile

15%
42%
22%
16%
Under 1815%
18–3442%
35–4922%
50–6416%
65+6%

Tenure

17%
35%
40%
Own outright6%
Own (mortgage)17%
Private rent35%
Social rent40%
Shared ownership1%
Rent free1%

Ethnicity

36%
16%
32%
White British36%
White Other16%
Asian3%
Black32%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine19%
No car household66%
Unemployed10%
No qualifications17%

Housing tenure (Census 2021)

Social rent40%
Private rent35%

vs. London

Income vs London+3.1%
Price vs London+6.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
130
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
14
Local approval rate
55%
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)
41
Largest scheme
260 homes · 131-143, 131-143, Clapham Road, SW9 0HP
Pipeline pressure
NONE

Named schemes (500m)

131-143, 131-143, Clapham Road, SW9 0HP260 homes
completed
The Freemans Printworks T-Building, 139, The Freemans Printworks T-Building, 139, Clapham Road, SW9 0HP100 homes
completed
HILLYARD HOUSE, HILLYARD HOUSE, HILLYARD STREET, SW949 homes
completed
Hillyard House, 2, Hillyard House, 2, Hillyard Street, SW9 0NH41 homes
completed
96 & 96A, 96 & 96A, HACKFORD ROAD, SW929 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
16.7%
Ward turnout
74%
Election year
2026
MP
Florence Eshalomi (Labour (Co-op))
MP majority
15,112
Constituency
Vauxhall and Camberwell Green

Councillors

Kevin BrownGreen
Tam LangleyLib Dems

Stamp Duty & Affordability Calculator

Stamp duty on median price (£554,026)

£15,201

Standard buyer

£6,451

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SW9 0RF

Full postcodeSW9 0RF
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardStockwell East
Latitude51.476317
Longitude-0.115230
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