Brixton North · Lambeth · Dulwich and West Norwood constituency · 51.46873, -0.11282

SW9 7AD— Brixton North, Lambeth

Location and area intelligence for SW9 7AD, Brixton North, Lambeth

The practical family move

 

Schools 80%Safety 75/100Transport 60/100Yield 3.91%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
67
Safety
75
Schools
90
Transport
60
Environment
33
Investment
56

The bottom line

SW9 7AD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

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Location

SW9 7AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-9.5% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for SW9 7AD

🛡️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 7AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Helen's Catholic Primary School

Not yet inspected · 2 min walk

KS2: 105.7

★★

Secondary

Platanos College

Good · Inspected Oct 2021 · 9 min walk

P8: -0.18A8: 44.8

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 16 min walk

9 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

61.5 incidents per 1,000 residents

Better than 53% of London
↑ Rising 655.6%

-23% vs borough

Crime by type

Other28%
Anti-social behaviour27%
Violence & sexual offences21%
Drug offences7%
Theft7%
Burglary5%
Robbery3%
Vehicle crime2%

Stop & search

3.2

per 1,000 residents

→ Stable

trend

Road safety

87

Road safety score

5

Accidents (5yr)

2

KSI (5yr)

8

Serious within 200m

HIGH pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Brixton Fire Station · 604m

Crime is 5% below London average

Property

Prices, sales volume and market trends

Avg floor area59.7 m²

EPC breakdown

C
5%
D
5%

Based on 10 properties · Confidence: medium

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

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£149,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2007–2022 · CAGR

+2.9%

Total change

+53%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.7%

per year

Acceleration

-7.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 19 sales

Property Type Mix

Total: 19 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£280k£280k+0%5
GFC & correction2008–2012£250k£329k+31.6%1.5
Help-to-Buy recovery2013–2016£335k£500k+49.2%1.2
Brexit uncertainty2018–2018£330k£330k+0%1
Pandemic surge2020–2021£495k£479k-3.2%2
Rate-rise correction2022–2022£428k£428k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.1% alpha

Flat/maisonette-1.1% α
Local
3.9%
District
5%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
BrixtonSoutheastern line
7.8 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

BrixtonNational Rail
8 min walk
Brixton Underground StationVictoria
9 min walk
Stockwell Underground StationNorthern · Victoria
10 min walk
Clapham North Underground StationNorthern
16 min walk
Clapham High Street Rail StationSoutheastern · Windrush
18 min walk
No bus stops within 400m

67

Walkability score

249

Footpaths (500m)

11

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge33 min ↓
Victoria ★25 min
Waterloo31 min ↓
Canary Wharf45 min ≈
City36 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)

5

EV chargers (800m)

Nearest car park145m
Santander docks (800m)11
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
580m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.0 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 11.8 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

STOCKWELL GROUP PRACTICE

107 STOCKWELL ROAD, SW9 9TJ

4 min walk

78%

Recommend GP

78%

Overall GP experience

13

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 772 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

121

Parks (1km)

97

Restaurants (800m)

37

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

19

Sports (1km)

8

Convenience

Nearest supermarketCo-op Food · 370 m
2 tennis courts1 swimming pools7 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

2

Libraries (1km)

2

Cinemas (2km)

75m

Post office

Nearby shops

Tesco Express35 m
Haynuf182 m
Low Cost Food & Wine202 m
Co-op Food321 m

Nearby cafes

Moonzies165 m
Funchal Bakery367 m
Annapurna380 m
Sintra Café394 m

Nearby restaurants

Fez & Bar-B-Q176 m
Panda Oriental191 m
Dahlak263 m
Booma307 m

Nearby pubs

Brixton Jamm223 m
Crown & Anchor291 m
Grosvenor Arms335 m
Turtle Bay350 m

Nearby gyms

F45 Training335 m
Moreyoga365 m
Gymnasivm376 m
Fitness First511 m

Nearby pharmacies

Harfleur Pharmacy766 m
Day Lewis Pharmacy945 m
Millennium Pharmacy1.1 km

Nearby health

Brixton Road Mental Health41 m
Blue Dental Care444 m
Dentistry For You472 m
SW9 Dental762 m
Food hygiene (5-star)50% of 291

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

A

High street health

Registered businesses

SIBLEY HOUSE LIMITED

Investment

Investment grade, yield and market outlook

56

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 score39/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

49.2

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route3,060m
Crossrail 2 route3,291m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,961 nationally

2,213

Est. population

30,000/km²

66%

Employed

41%

Degree educated

£38,000

Median income

4.8%

Claimant rate

Urban coreVery high densityMixed

40

Community stability

Age profile

16%
38%
20%
18%
Under 1816%
18–3439%
35–4920%
50–6418%
65+8%

Tenure

21%
20%
52%
Own outright6%
Own (mortgage)21%
Private rent20%
Social rent52%
Shared ownership1%
Rent free0%

Ethnicity

23%
26%
28%
White British23%
White Other26%
Asian6%
Black28%
Mixed9%
Other7%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine23%
No car household69%
Unemployed8%
No qualifications22%

Housing tenure (Census 2021)

Social rent52%
Private rent20%

vs. London

Income vs London-9.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
92
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
33
Planning apps (3 years)
16
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
290
Under construction
0
Completed (3yr)
51
Largest scheme
1989 homes · PARTS OF FAIRFAX MARSTEN & IRETON HOUSE, PARTS OF FAIRFAX MARSTEN & IRETON HOUSE, OVERTON ROAD, SW9
Pipeline pressure
HIGH

Named schemes (500m)

PARTS OF FAIRFAX MARSTEN & IRETON HOUSE, PARTS OF FAIRFAX MARSTEN & IRETON HOUSE, OVERTON ROAD, SW91989 homes
completed
Various sites within Stockwell Park & Rosart Estates, Various sites within Stockwell Park & Rosart Estates, Rosart Street, Stockwell Park Walk, Brixton Road, SW9550 homes
completed
Thrayle House, Thrayle House, Benedict Road, SW9 0XU177 homes
completed
Thrayle House, Benedict Road, SW9 0XU177 homes
completed
Wayland House, 48, Wayland House, 48, Robsart Street, Lidcote Gardens, SW9 0BP159 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
14.4%
Ward turnout
89%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,005
Constituency
Clapham and Brixton Hill

Councillors

Nanda Manley-BrowneLabour and Co-operative Party
Samantha Dorney-SmithGreen
John-Paul EnnisLabour and Co-operative Party

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Key facts for SW9 7AD

Full postcodeSW9 7AD
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton North
Latitude51.468734
Longitude-0.112822
Parliamentary constituencyDulwich and West Norwood
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