Myatt's Fields · Lambeth · Vauxhall and Camberwell Green constituency · 51.47566, -0.10578

SW9 7AZ— Myatt's Fields, Lambeth

Location and area intelligence for SW9 7AZ, Myatt's Fields, Lambeth

The family fortress

 

Schools 100%Safety 77/100Transport 40/100Yield 3.91%⚠ Knotweed sites nearby

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
77
Schools
60
Transport
40
Environment
36
Investment
50

The bottom line

SW9 7AZ offers exceptional schools (100% Good/Outstanding) and low crime — 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 7AZ

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 7AZ

🛡️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 7AZ 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 · 2 min walk

KS2: 106.3

—

Secondary

Saint Gabriel's College

Not yet inspected · 3 min walk

P8: +0.25A8: 43.6

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Ethelred Nursery School and Children's Centre

Not inspected · 22 min walk

10 primaries · 3 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 · 1.4km

Crime is +32% above London average

Property

Prices, sales volume and market trends

Avg floor area106.6 m²

EPC breakdown

B
23%

Based on 23 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£266,500
Rebuild cost per m²£2,500/m²

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

Construction era2011
WallsAverage thermal transmittance 0.23 W/m²K
RoofAverage thermal transmittance 0.15 W/m²K
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,848
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2022 · CAGR

+2%

Total change

+17%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.9%

per year

Acceleration

+16.46

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £500k–£600k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2014£597k£597k+0%2
Brexit uncertainty2017–2018£630k£585k-7.1%1
Pandemic surge2020–2020£594k£594k+0%1
Rate-rise correction2022–2022£700k£700k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
9.9 min walk
Loughborough Junction

Nearby stations

Oval Underground StationNorthern
10 min walk
Loughborough JunctionNational Rail
13 min walk
Stockwell Underground StationNorthern · Victoria
15 min walk
Kennington Underground StationNorthern
18 min walk
Denmark Hill Rail StationSoutheastern · Windrush
18 min walk
No bus stops within 400m

46

Walkability score

256

Footpaths (500m)

6

Santander docks (800m)

0.5 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

9

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)6
Nearest car park293m
Santander docks (800m)6
Nearest cycle dock0.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 1.4 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Walthamstow Marshes SSSI — 11.2 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

LAMBETH WALK GROUP PRACTICE

AKERMAN HEALTH CENTRE, 60 PATMOS ROAD, SW9 6AF

1 min walk

80%

Recommend GP

80%

Overall GP experience

12

GPs within 1km

3

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

149

Parks (1km)

13

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

4

Convenience

Nearest supermarketTurkish Food Centre · 731 m
8 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

1

Libraries (1km)

2

Cinemas (2km)

405m

Post office

Nearby shops

New Camberwell Food and Wine59 m
Spar75 m
My Local SW990 m
Sun Store319 m

Nearby cafes

The Little Cat Cafe171 m
Kiosk Cafe171 m
TGS Delicatessen313 m
Cable Bakery562 m

Nearby restaurants

St. Gabriel injera326 m
Golden Dragon363 m
New Dewaniam391 m
Denmark Fish Bar529 m

Nearby pubs

The Golden Goose319 m
Clarendon Arms380 m
The Kennington503 m
Lola Tapas & Wine594 m

Nearby gyms

PureGym596 m
Flaxman Sports Centre614 m
Level Out650 m
F45 Training657 m

Nearby pharmacies

Day Lewis Pharmacy53 m
Millennium Pharmacy541 m
Sheel Pharmacy607 m
Maddock Pharmacy790 m

Nearby health

Akerman Travel Clinic45 m
Vassall Medical Centre288 m
The Dental Practice343 m
Mint Dental Centre746 m
Food hygiene (5-star)49% of 76

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

HONESTE PROPERTY LIMITED

Investment

Investment grade, yield and market outlook

50

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

35.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route2,149m
Crossrail 2 route3,366m

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)
85
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
13
Local approval rate
71%
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)
48
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
Land Formerly Patmos Lodge 53, Elliott Road31 homes
completed
Land Formerly Patmos Lodge 53, Elliott Road12 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 7AZ

Full postcodeSW9 7AZ
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardMyatt's Fields
Latitude51.475662
Longitude-0.105782
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