Myatt's Fields · Lambeth · Vauxhall and Camberwell Green constituency · 51.47845, -0.10695

SW9 6EX— Myatt's Fields, Lambeth

Location and area intelligence for SW9 6EX, Myatt's Fields, Lambeth

The family fortress

 

Schools 100%Safety 78/100Transport 58/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
78
Schools
60
Transport
58
Environment
68
Investment
48

The bottom line

SW9 6EX 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 6EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+16.4% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for SW9 6EX

🛡️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 6EX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Christ Church Primary SW9

Not yet inspected · 3 min walk

KS2: 106.3

—

Secondary

Saint Gabriel's College

Not yet inspected · 5 min walk

P8: +0.25A8: 43.6

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 · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.5 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

+4% vs borough

Crime by type

Violence & sexual offences34%
Other25%
Anti-social behaviour18%
Vehicle crime8%
Drug offences7%
Burglary4%
Theft3%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.6km

Crime is +29% above 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£7,434/m²
Price per ft²£691/ft²
Avg floor area41.6 m²

EPC breakdown

C
14%
D
16%
E
16%
F
3%

Based on 49 properties · Confidence: high

Street mix

Semi 3%Terraced 5%Detached 10%Flat 82%

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£104,000
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)
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

1995–2024 · CAGR

+6.7%

Total change

+554%

Market Activity

Price Velocity & Acceleration

Current Velocity

-53.0%

per year

Acceleration

-204.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 39 sales

Property Type Mix

Total: 39 sales

Detached10.3%
Semi-detached2.6%
Terraced5.1%
Flat/maisonette82.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£117k+75.9%2
Post-dot-com plateau2002–2004£120k£159k+32.6%1.3
Pre-crash peak2005–2007£166k£170k+2.4%1.7
GFC & correction2009–2012£193k£235k+22.1%1.8
Help-to-Buy recovery2013–2016£340k£410k+20.6%1.8
Brexit uncertainty2017–2019£273k£443k+62.3%1
Pandemic surge2020–2020£368k£368k+0%2
Rate-rise correction2022–2022£925k£925k+0%3
Current market2024–2024£435k£435k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
7.2%
District
6.6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
6.4 min walk
Loughborough Junction

Nearby stations

Oval Underground StationNorthern
7 min walk
Kennington Underground StationNorthern
14 min walk
Stockwell Underground StationNorthern · Victoria
16 min walk
Loughborough JunctionNational Rail
17 min walk
Vauxhall Underground StationVictoria
18 min walk
No bus stops within 400m

47

Walkability score

273

Footpaths (500m)

11

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge33 min ↓
Victoria ★31 min
Waterloo31 min ↓
Canary Wharf47 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

12

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)6
Nearest car park280m
Santander docks (800m)11
Nearest cycle dock0.3 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 qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 17.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.1 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Walthamstow Marshes 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): 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 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

2 min walk

76%

Recommend GP

76%

Overall GP experience

8

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

144

Parks (1km)

18

Restaurants (800m)

14

Cafes (800m)

2

Pubs (400m)

5

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

6

Convenience

Nearest supermarketTesco · 1.1 km
8 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

1

Libraries (1km)

1

Cinemas (2km)

373m

Post office

Nearby shops

Price Cutter198 m
Spar256 m
Sun Store268 m
New Camberwell Food and Wine274 m

Nearby cafes

Cable Bakery241 m
TGS Delicatessen244 m
Vapelife Ldn267 m
Mezzo364 m

Nearby restaurants

Mr Dandy241 m
Happy Food & Wine248 m
St. Gabriel injera258 m
Tasty361 m

Nearby pubs

The Kennington184 m
The Golden Goose247 m
Lola Tapas & Wine360 m
Clarendon Arms415 m

Nearby gyms

PureGym301 m
Damos Personal Training582 m
The Gym744 m
Horizons Health & Fitness Club756 m

Nearby pharmacies

Day Lewis Pharmacy268 m
Millennium Pharmacy375 m
Sheel Pharmacy514 m
Maddock Pharmacy537 m

Nearby health

Vassall Medical Centre159 m
The Dental Practice256 m
Akerman Travel Clinic328 m
Mint Dental Centre532 m
Food hygiene (5-star)42% of 100

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

E

High street health

Registered businesses

METY CONSULTANCY LTD
VERONA ROSES' ACTING STARTER PACK LIMITED

Investment

Investment grade, yield and market outlook

48

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 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

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

54.2

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score36/100
Bakerloo Extension route1,916m
Crossrail 2 route3,150m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,766 nationally

1,604

Est. population

12,032/km²

58%

Employed

44%

Degree educated

£48,900

Median income

9.3%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

39

Community stability

Age profile

19%
30%
19%
21%
Under 1819%
18–3430%
35–4919%
50–6421%
65+12%

Tenure

16%
65%
Own outright7%
Own (mortgage)12%
Private rent16%
Social rent65%
Shared ownership1%
Rent free0%

Ethnicity

27%
13%
40%
White British27%
White Other13%
Asian6%
Black40%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine25%
No car household60%
Unemployed8%
No qualifications19%

Housing tenure (Census 2021)

Social rent65%
Private rent16%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
100
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
4
Local approval rate
74%
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)
47
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)

Myatts Field North Housing Estate, Myatts Field North Housing Estate, Akerman Road, Patmos Road, Cowley Road, Mostyn Road, SW9808 homes
completed
Newington South, Land at, Newington South, Land at, Bolton Crescent, SE5 0XF103 homes
completed
MYATTS HOUSE, MYATTS HOUSE, CORMONT ROAD, SE567 homes
completed
Land at St Agnes Place, Land at St Agnes Place, St Agnes Place, SE1158 homes
completed
Land Formerly Patmos Lodge 53, Elliott Road31 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
21.6%
Ward turnout
71%
Election year
2026
MP
Florence Eshalomi (Labour (Co-op))
MP majority
15,112
Constituency
Vauxhall and Camberwell Green

Councillors

Patience ClagueGreen
Annie GallopLabour and Co-operative Party

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Key facts for SW9 6EX

Full postcodeSW9 6EX
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardMyatt's Fields
Latitude51.478450
Longitude-0.106948
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