Stockwell East · Lambeth · Vauxhall and Camberwell Green constituency · 51.47670, -0.11303

SW9 6BD— Stockwell East, Lambeth

Location and area intelligence for SW9 6BD, Stockwell East, Lambeth

The practical family move

 

Bottom 25% LondonSchools 90%Safety 83/100Transport 59/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
69
Safety
83
Schools
90
Transport
59
Environment
34
Investment
53

The bottom line

SW9 6BD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

SW9 6BD

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

Deep-dive guides for SW9 6BD

🛡️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 SW9 6BD 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 · 7 min walk

P8: -0.18A8: 44.8

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Ethelred Nursery School and Children's Centre

Not inspected · 20 min walk

10 primaries · 3 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

7

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.5km

Crime is 19% below 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.

SW9 district median

£552,500

Based on 222 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£10,667/m²
Price per ft²£991/ft²
Avg floor area54.4 m²

EPC breakdown

C
6%
D
1%

Based on 7 properties · Confidence: low

Street mix

Flat 100%

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£136,000
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

2012–2025 · CAGR

+7.5%

Total change

+155%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.1%

per year

Acceleration

-7.60

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2012–2012£220k£220k+0%5
Help-to-Buy recovery2013–2013£256k£256k+0%2
Brexit uncertainty2018–2019£410k£495k+20.7%1
Current market2025–2025£560k£560k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
16.2%
District
16.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
6.5 min walk
Brixton

Nearby stations

Oval Underground StationNorthern
7 min walk
Stockwell Underground StationNorthern · Victoria
10 min walk
Nine Elms Underground StationNorthern
14 min walk
Vauxhall Underground StationVictoria
16 min walk
Kennington Underground StationNorthern
17 min walk
No bus stops within 400m

50

Walkability score

253

Footpaths (500m)

13

Santander docks (800m)

0.2 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

19

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)6
Nearest car park203m
Santander docks (800m)13
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 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

4 min walk

76%

Recommend GP

76%

Overall GP experience

11

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

149

Parks (1km)

27

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

8

Convenience

Nearest supermarketTesco · 1.1 km
6 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

2

Cinemas (2km)

190m

Post office

Nearby shops

Caldwell store8 m
Tesco Express16 m
Chelsea Fruit And Veg139 m
Happy Shopper169 m

Nearby cafes

TGS Delicatessen236 m
Mezzo245 m
7Gr Coffee Studio323 m
Moonstar Cafe392 m

Nearby restaurants

St. Gabriel injera220 m
The Oval Tandoori221 m
SW9 Sushi Bar252 m
Pizza King263 m

Nearby pubs

Lola Tapas & Wine310 m
The Derby498 m
The Kennington508 m
The Hanover Arms521 m

Nearby gyms

The Gym289 m
Horizons Health & Fitness Club301 m
PureGym445 m
Damos Personal Training464 m

Nearby pharmacies

Millennium Pharmacy184 m
Vitellow Pharmacy438 m
Day Lewis Pharmacy489 m
Harfleur Pharmacy841 m

Nearby health

Vassall Medical Centre316 m
Mint Dental Centre347 m
The Monteiro Clinic489 m
The Oval Dental Clinic512 m
Food hygiene (5-star)50% of 113

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BUILDCHORUS LTD

Investment

Investment grade, yield and market outlook

53

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score22/100
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

56.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score36/100
Bakerloo Extension route2,291m
Crossrail 2 route2,867m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
129
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
11
Local approval rate
56%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
53
Largest scheme
808 homes · Myatts Field North Housing Estate, Myatts Field North Housing Estate, Akerman Road, Patmos Road, Cowley Road, Mostyn Road, SW9
Pipeline pressure
NONE

Named schemes (500m)

131-143, 131-143, Clapham Road, SW9 0HP260 homes
completed
BELGRAVE HOSPITAL, BELGRAVE HOSPITAL, CLAPHAM ROAD, SW950 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

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Key facts for SW9 6BD

Full postcodeSW9 6BD
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardStockwell East
Latitude51.476696
Longitude-0.113026
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