Myatt's Fields · Lambeth · Vauxhall and Camberwell Green constituency · 51.47399, -0.10916

SW9 6FL— Myatt's Fields, Lambeth

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

The family fortress

 

Schools 88%Safety 77/100Transport 39/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
60
Safety
77
Schools
90
Transport
39
Environment
37
Investment
41

The bottom line

SW9 6FL 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.

Less suited to Car-free commuters.

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Location

SW9 6FL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime+32.0% vs London avg

Deep-dive guides for SW9 6FL

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SW9 6FL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Van Gogh Primary

Good · Inspected Feb 2023 · 2 min walk

KS2: 102.3

—

Secondary

Saint Gabriel's College

Not yet inspected · 6 min walk

P8: +0.25A8: 43.6

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

Top 10% — exceptional provision

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 23 min walk

11 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

85.9 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

+7% vs borough

Crime by type

Other27%
Anti-social behaviour26%
Violence & sexual offences23%
Drug offences6%
Burglary6%
Theft5%
Robbery4%
Vehicle crime4%

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 · 1.1km

Crime is +32% above 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£6,426/m²
Price per ft²£597/ft²
Avg floor area67 m²

EPC breakdown

A
1%
B
41%
C
3%

Based on 45 properties · Confidence: high

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£167,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2014
WallsCavity wall, as built, insulated (assumed)
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,848
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2025 · CAGR

+1.7%

Total change

+20%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.8%

per year

Acceleration

+1.63

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 43 sales

Property Type Mix

Total: 43 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2016£363k£565k+55.5%9.3
Brexit uncertainty2017–2017£474k£474k+0%2
Pandemic surge2020–2021£553k£425k-23.1%2.5
Rate-rise correction2022–2023£450k£545k+21.1%2.5
Current market2024–2025£483k£435k-9.8%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
2.9%
District
2.6%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Oval Underground StationNorthern line
10.5 min walk
Loughborough Junction

Nearby stations

Oval Underground StationNorthern
11 min walk
Stockwell Underground StationNorthern · Victoria
12 min walk
Loughborough JunctionNational Rail
12 min walk
Brixton Underground StationVictoria
17 min walk
Nine Elms Underground StationNorthern
19 min walk
No bus stops within 400m

47

Walkability score

280

Footpaths (500m)

9

Santander docks (800m)

0.2 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

6

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)6
Nearest car park330m
Santander docks (800m)9
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 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: 1.5 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 11.3 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

5 min walk

76%

Recommend GP

76%

Overall GP experience

9

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

136

Parks (1km)

21

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

14

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Crown & Anchor (390 m)

Nearest supermarketCo-op Food · 980 m
8 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

2

Cinemas (2km)

532m

Post office

Nearby shops

New Camberwell Food and Wine295 m
Sun Store329 m
Co-op Food339 m
My Local SW9348 m

Nearby cafes

The Little Cat Cafe312 m
Kiosk Cafe312 m
TGS Delicatessen344 m
Annapurna346 m

Nearby restaurants

Pipoca345 m
St. Gabriel injera345 m
Paradise Cove349 m
Morley's371 m

Nearby pubs

Crown & Anchor390 m
Brixton Jamm420 m
The Golden Goose608 m
Lola Tapas & Wine630 m

Nearby gyms

F45 Training358 m
Horizons Health & Fitness Club493 m
The Gym619 m
Flaxman Sports Centre694 m

Nearby pharmacies

Day Lewis Pharmacy319 m
Millennium Pharmacy527 m
Vitellow Pharmacy808 m
Sheel Pharmacy905 m

Nearby health

Akerman Travel Clinic340 m
Vassall Medical Centre394 m
The Dental Practice632 m
Brixton Road Mental Health678 m
Food hygiene (5-star)45% of 103

Business

Local businesses registered here

Active businesses
3
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

CARMEL MALONEY LIMITED
CROHEM CREATIVE LTD
HELENA P SIEW LEE LIMITED

Investment

Investment grade, yield and market outlook

41

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

Rental market

Medium

Demand

Medium

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

51.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route2,425m
Crossrail 2 route3,244m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,056 nationally

2,317

Est. population

16,657/km²

71%

Employed

59%

Degree educated

£43,300

Median income

7.4%

Claimant rate

SuburbanVery high densityMixed

38

Community stability

Age profile

21%
38%
22%
Under 1821%
18–3438%
35–4922%
50–6413%
65+6%

Tenure

23%
22%
42%
Own outright5%
Own (mortgage)23%
Private rent22%
Social rent43%
Shared ownership8%
Rent free0%

Ethnicity

33%
14%
34%
White British34%
White Other14%
Asian6%
Black34%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine16%
No car household61%
Unemployed6%
No qualifications12%

Housing tenure (Census 2021)

Social rent43%
Private rent22%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
96
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
8
Local approval rate
52%
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)
50
Largest scheme
1989 homes · PARTS OF FAIRFAX MARSTEN & IRETON HOUSE, PARTS OF FAIRFAX MARSTEN & IRETON HOUSE, OVERTON 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
LAND AT, LAND AT, LOTHIAN ROAD, SW974 homes
completed
MYATTS HOUSE, MYATTS HOUSE, CORMONT ROAD, SE567 homes
completed
PART OF PYM AND HAMPDEN HOUSES, PART OF PYM AND HAMPDEN HOUSES, OVERTON ROAD, SW957 homes
completed
HILLYARD HOUSE, HILLYARD HOUSE, HILLYARD STREET, SW949 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 6FL

Full postcodeSW9 6FL
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardMyatt's Fields
Latitude51.473990
Longitude-0.109163
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