Stockwell East · Lambeth · Vauxhall and Camberwell Green constituency · 51.47734, -0.11277

SW9 6BE— Stockwell East, Lambeth

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

The family fortress

 

Schools 90%Safety 82/100Transport 60/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
67
Safety
82
Schools
90
Transport
60
Environment
39
Investment
52

The bottom line

SW9 6BE offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SW9 6BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for SW9 6BE

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

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“The family fortress”

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How SW9 6BE 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 · 8 min walk

P8: -0.18A8: 44.8

100% of local schools rated Good or Outstanding · based on 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Ethelred Nursery School and Children's Centre

Not inspected · 19 min walk

12 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

57.8 incidents per 1,000 residents

Better than 56% of London
→ Stable

-28% vs borough

Crime by type

Other30%
Violence & sexual offences28%
Anti-social behaviour19%
Theft9%
Robbery5%
Drug offences3%
Vehicle crime3%
Burglary2%

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: Brixton Fire Station · 1.5km

Crime is 11% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,516/m²
Price per ft²£605/ft²
Avg floor area91.1 m²

EPC breakdown

C
6%
D
4%
E
2%

Based on 12 properties · Confidence: medium

Street mix

Terraced 17%Detached 11%Flat 72%

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£227,750
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.4%

Total change

+513%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.0%

per year

Acceleration

+22.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £300k–£350k · 18 sales

Property Type Mix

Total: 18 sales

Detached11.1%
Terraced16.7%
Flat/maisonette72.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£100k£96k-4.5%1.3
Post-dot-com plateau2001–2003£185k£175k-5.4%1.3
Pre-crash peak2005–2007£550k£410k-25.5%1.3
GFC & correction2011–2011£337k£337k+0%1
Help-to-Buy recovery2015–2015£1.35m£1.35m+0%1
Pandemic surge2020–2020£578k£578k+0%1
Rate-rise correction2022–2022£533k£533k+0%1
Current market2025–2025£613k£613k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Flat/maisonette+1% α
Local
7.1%
District
6.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
Oval Underground StationNorthern line
5.7 min walk
Vauxhall

Nearby stations

Oval Underground StationNorthern
6 min walk
Stockwell Underground StationNorthern · Victoria
11 min walk
Nine Elms Underground StationNorthern
14 min walk
VauxhallNational Rail
15 min walk
Vauxhall Underground StationVictoria
15 min walk
No bus stops within 400m

52

Walkability score

263

Footpaths (500m)

14

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

22

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)6
Nearest car park191m
Santander docks (800m)14
Nearest cycle dock0.2 km

Connectivity

Broadband and mobile coverage

56%

Full fibre

28%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed176 Mbps
Median download84 Mbps
Superfast coverage56%
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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.1 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 70%
More green space than 86% of London

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 · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

152

Parks (1km)

27

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

10

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)

116m

Post office

Nearby shops

Chelsea Fruit And Veg66 m
Caldwell store69 m
Tesco Express78 m
Happy Shopper95 m

Nearby cafes

Mezzo172 m
TGS Delicatessen217 m
Moonstar Cafe319 m
7Gr Coffee Studio356 m

Nearby restaurants

The Oval Tandoori148 m
SW9 Sushi Bar178 m
Pizza King189 m
Rhoda200 m

Nearby pubs

Lola Tapas & Wine236 m
The Derby428 m
The Kennington446 m
The Hanover Arms450 m

Nearby gyms

The Gym321 m
Horizons Health & Fitness Club366 m
PureGym373 m
Damos Personal Training399 m

Nearby pharmacies

Millennium Pharmacy110 m
Vitellow Pharmacy371 m
Day Lewis Pharmacy486 m
MedipharmacyGroup784 m

Nearby health

Mint Dental Centre285 m
Vassall Medical Centre285 m
The Monteiro Clinic420 m
The Oval Dental Clinic441 m
Food hygiene (5-star)53% of 110

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
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

HONEYDAWN LIMITED
LEGAL BRIDGE SUPPORT LTD
TRIPLE FRONTERAS LIMITED

Investment

Investment grade, yield and market outlook

52

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 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

53.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score36/100
Bakerloo Extension route2,220m
Crossrail 2 route2,850m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,531 nationally

1,522

Est. population

19,933/km²

63%

Employed

47%

Degree educated

£43,300

Median income

6.4%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

36

Community stability

Age profile

16%
33%
19%
21%
Under 1816%
18–3433%
35–4919%
50–6421%
65+11%

Tenure

26%
52%
Own outright11%
Own (mortgage)11%
Private rent26%
Social rent52%
Shared ownership0%

Ethnicity

28%
17%
31%
White British28%
White Other17%
Asian8%
Black31%
Mixed10%
Other6%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine20%
No car household67%
Unemployed7%
No qualifications16%

Housing tenure (Census 2021)

Social rent52%
Private rent26%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
120
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
8
Local approval rate
58%
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)
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)

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
154-160, 154-160, Brixton Road, SW9 6AU25 homes
completed
121-125, 121-125, CLAPHAM ROAD, SW924 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 6BE

Full postcodeSW9 6BE
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardStockwell East
Latitude51.477339
Longitude-0.112769
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