Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.46437, -0.11408

SW9 7DE— Brixton Windrush, Lambeth

Location and area intelligence for SW9 7DE, Brixton Windrush, Lambeth

High-connectivity investment target

 

Schools 86%Safety 4/100Transport 66/100Yield 3.91%

Best for: Young professionals

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Lopsided profile — strong transport but weak safety

Liveability
53
Safety
4
Schools
51
Transport
66
Environment
34
Investment
58

The bottom line

SW9 7DE offers exceptional schools (86% Good/Outstanding) — a strong choice for Young professionals.

Less suited to Families.

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Location

SW9 7DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-9.5% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for SW9 7DE

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart⚠️ Very high crime🍕 Buzzing

“High-connectivity investment target”

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How SW9 7DE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

51

Education score

Fair for families
★ Top school within 1km
—

Primary

St Helen's Catholic Primary School

Not yet inspected · 4 min walk

KS2: 105.7

—

Secondary

Trinity Academy

Not yet inspected · 12 min walk

P8: -0.17A8: 38.6

86% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Above London average

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 11 min walk

7 primaries · 2 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 307.6%

+524% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other37%
Violence & sexual offences16%
Anti-social behaviour12%
Theft10%
Drug offences10%
Robbery6%
Vehicle crime4%
Burglary4%

Stop & search

43.0

per 1,000 residents

→ Stable

trend

Road safety

68

Road safety score

20

Accidents (5yr)

3

KSI (5yr)

20

Serious within 200m

HIGH pedestrian risk6 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

12

Incidents (5yr)

Nearest station: Brixton Fire Station · 332m

Crime is +669% above London average

Property

Prices, sales volume and market trends

Avg floor area43.5 m²

EPC breakdown

B
9%
C
11%
D
21%
E
7%

Based on 48 properties · Confidence: high

Street mix

Terraced 8%Flat 77%Other 15%

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£108,750
Rebuild cost per m²£2,500/m²

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

Construction era2017
WallsCavity wall, as built, insulated (assumed)
Roof(other premises above)
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2023 · CAGR

+6.5%

Total change

+420%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.9%

per year

Acceleration

+11.36

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 11 sales

Property Type Mix

Total: 11 sales

Terraced9.1%
Flat/maisonette90.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£64k£182k+186.2%1.5
Post-dot-com plateau2002–2004£145k£175k+21.1%1
Pre-crash peak2005–2007£146k£225k+54.1%1.3
Help-to-Buy recovery2013–2013£260k£260k+0%1
Rate-rise correction2023–2023£330k£330k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
BrixtonSoutheastern line
1.9 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

BrixtonNational Rail
1 min walk
Brixton Underground StationVictoria
3 min walk
Stockwell Underground StationNorthern · Victoria
13 min walk
Clapham North Underground StationNorthern
14 min walk
Clapham High Street Rail StationSoutheastern · Windrush
16 min walk
2 bus routes · 10 stops within 400m · 326 buses/hr peak

87

Walkability score

303

Footpaths (500m)

6

Santander docks (800m)

0.1 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

17

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)10
Nearest car park172m
Santander docks (800m)6
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
184m

Connectivity

Broadband and mobile coverage

96%

Full fibre

18%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed173 Mbps
Median download202 Mbps
Superfast coverage96%
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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.5 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 12.7 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): 2

Landslide susceptibility: Medium

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

LARC CLINIC (LA)

9 BRIGHTON TERRACE, BRIXTON, SW9 8DJ

4 min walk

66%

Recommend GP

66%

Overall GP experience

7

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalLambeth Hospital · 595 m
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

101

Parks (1km)

112

Restaurants (800m)

36

Cafes (800m)

15

Pubs (400m)

0

Pharmacies (800m)

9

Gyms (1km)

18

Sports (1km)

15

Convenience

Nearest supermarketCo-op Food · 323 m
2 tennis courts1 swimming pools6 sports halls

Nightlife (500m)

1

Nightclubs

16

Late-night venues

B

1

Libraries (1km)

2

Cinemas (2km)

139m

Post office

Nearby shops

Crackerjack Food And Wine117 m
Rajan News145 m
Hennessy's160 m
One Stop Express171 m

Nearby cafes

Azmarino Coffee9 m
Maison du Sandwich69 m
T4 Tea For U79 m
San Marino95 m

Nearby restaurants

You Me Sushi54 m
Migue's69 m
Forno Brixton71 m
Canova Hall82 m

Nearby pubs

The Juice Unit46 m
The Beehive70 m
Craft Beer Co100 m
Brixtonia117 m

Nearby gyms

Fitness First88 m
Brixton Recreation Centre98 m
LevelOut Brixton212 m
Ferndale Community Sports Centre246 m

Nearby health

Blue Dental Care117 m
Dentistry For You274 m
Brixton Road Mental Health453 m
Orchard Orthodontics585 m
Food hygiene (5-star)52% of 334

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

DAMY CONSTRUCTION LTD
ERITREA COFFEE LIMITED
JN MONEY SERVICES (UK) LIMITED
THE QUIET AUTHOR LTD

Investment

Investment grade, yield and market outlook

58

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

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

46.6

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route3,528m
Crossrail 2 route3,439m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,890 nationally

1,789

Est. population

12,809/km²

67%

Employed

56%

Degree educated

£38,000

Median income

6.9%

Claimant rate

Urban coreHigh densityYoung professionals

29

Community stability

Age profile

15%
43%
17%
17%
Under 1815%
18–3443%
35–4917%
50–6418%
65+7%

Tenure

39%
45%
Own outright6%
Own (mortgage)10%
Private rent39%
Social rent45%
Shared ownership0%
Rent free0%

Ethnicity

29%
15%
34%
White British29%
White Other15%
Asian6%
Black34%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine19%
No car household74%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Social rent45%
Private rent39%

vs. London

Income vs London-9.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
61
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
10
Local approval rate
65%
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)
54
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)

Various sites within Stockwell Park & Rosart Estates, Various sites within Stockwell Park & Rosart Estates, Rosart Street, Stockwell Park Walk, Brixton Road, SW9550 homes
completed
6 Canterbury Crescent And 49 Brixton Station Road, Brixton, Development Control Pseudo Street, SW9 8PQ288 homes
not_started
Thrayle House, Thrayle House, Benedict Road, SW9 0XU177 homes
completed
Thrayle House, Benedict Road, SW9 0XU177 homes
completed
368-372, 368-372, Coldharbour Lane, SW9 8PL155 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
24.4%
Ward turnout
76%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Carlotta AllumGreen
Serafina SpicerGreen

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Key facts for SW9 7DE

Full postcodeSW9 7DE
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.464366
Longitude-0.114082
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