Myatt's Fields · Lambeth · Vauxhall and Camberwell Green constituency · 51.47507, -0.10791

SW9 7RH— Myatt's Fields, Lambeth

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

Strong, well-rated schools nearby

 

Schools 89%Safety 77/100Transport 40/100Yield 4.70%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
77
Schools
53
Transport
40
Environment
35
Investment
44

The bottom line

SW9 7RH offers exceptional schools (89% Good/Outstanding), low crime and fast broadband at £460,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SW9 7RH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-11.5% vs London avg
vs London income+3.1% vs London avg
vs London crime+32.0% vs London avg

Deep-dive guides for SW9 7RH

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How SW9 7RH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

53

Education score

Fair 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 · 5 min walk

P8: +0.25A8: 43.6

89% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Above London average

Childcare

Childcare

Ethelred Nursery School and Children's Centre

Not inspected · 22 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

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.3km

Crime is +32% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£460,000

Median sale price

12% below London median

£460,000 is 12% below the London median (£520,000)

-19.8%

This year

Flat

Dominant type

Price history

5-year change
-9.6%
Sales (24 months)5
New build0.0%
Avg flat£460,000
Price per m²£6,991/m²
Price per ft²£649/ft²
Avg floor area65.6 m²

EPC breakdown

B
92%
C
19%

Based on 111 properties · Confidence: high

Street mix

Terraced 1%Flat 96%Other 3%

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

Stamp duty

Standard buyer£10,500
First-time buyerFTB
£1,750
Additional propertyBTL/2nd
£24,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.6×

Price-to-income

£2,301/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£164,000
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsAverage thermal transmittance 0.21 W/m²K
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

2003–2026 · CAGR

+4.3%

Total change

+164%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.3%

per year

Acceleration

-26.18

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 102 sales

Property Type Mix

Total: 102 sales

Terraced1%
Flat/maisonette99%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£165k£165k+0%1
Help-to-Buy recovery2016–2016£520k£520k+0%63
Brexit uncertainty2017–2018£590k£490k-16.9%8
Pandemic surge2020–2021£595k£509k-14.5%5.5
Rate-rise correction2022–2022£565k£565k+0%5
Current market2024–2026£484k£435k-10%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.6% alpha

Flat/maisonette-1.6% α
Local
-1.8%
District
-0.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
9.5 min walk
Loughborough Junction

Nearby stations

Oval Underground StationNorthern
10 min walk
Loughborough JunctionNational Rail
13 min walk
Stockwell Underground StationNorthern · Victoria
13 min walk
Brixton Underground StationVictoria
18 min walk
Kennington Underground StationNorthern
19 min walk
No bus stops within 400m

45

Walkability score

247

Footpaths (500m)

8

Santander docks (800m)

0.3 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)

3

EV chargers (800m)

Total spaces (800m)6
Nearest car park255m
Santander docks (800m)8
Nearest cycle dock0.3 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: 1.4 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes 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

4 min walk

76%

Recommend GP

76%

Overall GP experience

8

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

149

Parks (1km)

22

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

13

Sports (1km)

5

Convenience

No pubs within 400m — nearest: The Golden Goose (461 m)

Nearest supermarketCo-op Food · 1.1 km
8 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

2

Cinemas (2km)

476m

Post office

Nearby shops

New Camberwell Food and Wine148 m
Spar215 m
My Local SW9230 m
Sun Store248 m

Nearby cafes

The Little Cat Cafe240 m
Kiosk Cafe240 m
TGS Delicatessen254 m
Annapurna466 m

Nearby restaurants

St. Gabriel injera261 m
Pipoca490 m
The Oval Tandoori495 m
Paradise Cove495 m

Nearby pubs

The Golden Goose461 m
Crown & Anchor538 m
Clarendon Arms540 m
The Kennington547 m

Nearby gyms

F45 Training505 m
Horizons Health & Fitness Club573 m
PureGym600 m
The Gym661 m

Nearby pharmacies

Day Lewis Pharmacy173 m
Millennium Pharmacy472 m
Vitellow Pharmacy748 m
Sheel Pharmacy759 m

Nearby health

Akerman Travel Clinic206 m
Vassall Medical Centre278 m
The Dental Practice485 m
Mint Dental Centre682 m
Food hygiene (5-star)44% of 102

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
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

BEAR FINANCIAL LTD
BLACK SHEEP MARKETING LTD
FOOLPROOF TRAVEL LTD
PROSPERITAS HOLDINGS LTD

Investment

Investment grade, yield and market outlook

44

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months2

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

17/100

Velocity score

Future outlook

46.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route2,278m
Crossrail 2 route3,266m

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%
Price vs London-11.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
97
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
9
Local approval rate
50%
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
0
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
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 IN AND REAR OF, 4-20, LAND IN AND REAR OF, 4-20, EVANDALE ROAD, AKERMAN ROAD, SW930 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£460,000)

£10,500

Standard buyer

£1,750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SW9 7RH

Full postcodeSW9 7RH
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardMyatt's Fields
Latitude51.475066
Longitude-0.107909
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