Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.46438, -0.11038

SW9 7NN— Brixton Windrush, Lambeth

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

High-connectivity investment target

 

Schools 75%Safety 4/100Transport 64/100Yield 3.91%

Best for: Most buyers

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Lopsided profile — strong transport but weak safety

Liveability
49
Safety
4
Schools
61
Transport
64
Environment
34
Investment
58

The bottom line

SW9 7NN offers fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

SW9 7NN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW9 7NN

🛡️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🎓 Good Schools⚠️ Very high crime🍕 Buzzing

“High-connectivity investment target”

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How SW9 7NN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
★

Primary

Hill Mead Primary School

Requires Improvement · Inspected Jun 2024 · 4 min walk

KS2: 100.7

—

Secondary

Ark Evelyn Grace Academy

Not yet inspected · Inspected Feb 2025 · 7 min walk

P8: -0.39A8: 38.9

75% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Below London average

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 10 min walk

9 primaries · 1 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Brixton Fire Station · 98m

Crime is +669% above London average

Property

Prices, sales volume and market trends

Avg floor area77.5 m²

EPC breakdown

C
26%
D
5%
G
1%

Based on 32 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

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£193,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2015 · CAGR

+14.9%

Total change

+820%

Market Activity

Price Velocity & Acceleration

Current Velocity

+127.7%

per year

Acceleration

+134.42

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£50k£50k+0%1
Post-dot-com plateau2002–2004£149k£185k+24.2%1.3
Pre-crash peak2006–2006£198k£198k+0%2
GFC & correction2008–2011£217k£202k-6.7%1
Help-to-Buy recovery2015–2015£460k£460k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Flat/maisonette+0.9% α
Local
7.3%
District
6.4%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Brixton Underground StationVictoria line
3.9 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

BrixtonNational Rail
4 min walk
Brixton Underground StationVictoria
5 min walk
Stockwell Underground StationNorthern · Victoria
15 min walk
Clapham North Underground StationNorthern
17 min walk
Denmark Hill Rail StationSoutheastern · Windrush
19 min walk
No bus stops within 400m

66

Walkability score

226

Footpaths (500m)

6

Santander docks (800m)

0.2 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)

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Parking & EV

Car parks, spaces and charging points

18

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)28
Nearest car park133m
Santander docks (800m)6
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
133m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.5 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
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

6 min walk

66%

Recommend GP

66%

Overall GP experience

4

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 849 m
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

104

Parks (1km)

107

Restaurants (800m)

36

Cafes (800m)

8

Pubs (400m)

0

Pharmacies (800m)

10

Gyms (1km)

22

Sports (1km)

8

Convenience

Nearest supermarketCo-op Food · 522 m
2 tennis courts1 swimming pools9 sports halls

Nightlife (500m)

1

Nightclubs

9

Late-night venues

C

2

Libraries (1km)

2

Cinemas (2km)

395m

Post office

Nearby shops

Brixton's Best Shop130 m
Payless Food & Wine219 m
A & N Fresh Fruit & Veg251 m
Traditional Artisanal French Store260 m

Nearby cafes

Carraro112 m
Brewgels223 m
Station Cafe223 m
Lala Cafe232 m

Nearby restaurants

Jefferson's128 m
Kamome Japanese Kitchen163 m
Halo Burger166 m
Mamma Dough196 m

Nearby pubs

Brixton Brewery Tap Room118 m
Lost In Brixton212 m
Brixtonia240 m
Atlantis Bar265 m

Nearby gyms

Brixton Recreation Centre218 m
Hot Yoga Brixton236 m
Fitness First345 m
Ebony Horse Club353 m

Nearby health

Dentistry For You51 m
Blue Dental Care353 m
Brixton Road Mental Health479 m
Orchard Orthodontics719 m
Food hygiene (5-star)51% of 330

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

A

High street health

Registered businesses

BRAVINJO LIMITED
M D RECOVERY 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 score38/100
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

44.5

Price growth score

D
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,402m
Crossrail 2 route3,666m

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
No
Article 4 area
No
Listed buildings (800m)
35
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
28
Planning apps (3 years)
9
Local approval rate
54%
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
288
Under construction
0
Completed (3yr)
17
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)

6 Canterbury Crescent And 49 Brixton Station Road, Brixton, Development Control Pseudo Street, SW9 8PQ288 homes
not_started
368-372, 368-372, Coldharbour Lane, SW9 8PL155 homes
completed
2, 2, Barrington Road, SW9 7EB104 homes
completed
Albemarle House, Albemarle House, Stockwell Park Road, SW9 0XT92 homes
completed
86-88, 86-88, Gresham Road, SW9 7NP71 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 7NN

Full postcodeSW9 7NN
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.464378
Longitude-0.110381
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