Myatt's Fields · Lambeth · Dulwich and West Norwood constituency · 51.47087, -0.11037

SW9 7TA— Myatt's Fields, Lambeth

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

The family fortress

 

Schools 67%Safety 82/100Transport 46/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
56
Safety
82
Schools
40
Transport
46
Environment
37
Investment
41

The bottom line

SW9 7TA offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

SW9 7TA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-9.8% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for SW9 7TA

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

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Postcode Personality

🚇 Well-Connected🎓 Good Schools🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SW9 7TA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

Education score

Fair for families
★ Top school within 1km
—

Primary

St John's Angell Town Church of England Primary School

Not yet inspected · 4 min walk

KS2: 104.7

—

Secondary

Saint Gabriel's College

Not yet inspected · 10 min walk

P8: +0.25A8: 43.6

67% 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 · 19 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

58.5 incidents per 1,000 residents

Better than 55% of London
→ Stable

-27% vs borough

Crime by type

Other28%
Violence & sexual offences26%
Anti-social behaviour16%
Burglary11%
Drug offences9%
Theft5%
Vehicle crime4%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Brixton Fire Station · 796m

Crime is 10% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SW9 district median

£552,500

Based on 222 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£8,872/m²
Price per ft²£824/ft²
Avg floor area85.2 m²

EPC breakdown

C
6%
D
31%
E
9%
F
1%

Based on 47 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£213,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8.5%

Total change

+978%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.8%

per year

Acceleration

-47.72

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 27 sales

Property Type Mix

Total: 27 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£64k£93k+44.5%1.5
Post-dot-com plateau2001–2004£175k£243k+38.6%1.3
Pre-crash peak2005–2005£146k£146k+0%2
GFC & correction2010–2012£158k£330k+109.5%2.7
Help-to-Buy recovery2013–2015£363k£393k+8.4%1
Brexit uncertainty2018–2018£368k£368k+0%2
Pandemic surge2020–2020£490k£490k+0%4
Current market2024–2025£710k£690k-2.8%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
7.9%
District
7.7%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
BrixtonSoutheastern line
11.1 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

Stockwell Underground StationNorthern · Victoria
11 min walk
BrixtonNational Rail
11 min walk
Brixton Underground StationVictoria
12 min walk
Oval Underground StationNorthern
15 min walk
Denmark Hill Rail StationSoutheastern · Windrush
19 min walk
No bus stops within 400m

51

Walkability score

250

Footpaths (500m)

8

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge30 min ↓
Victoria31 min ↓
Waterloo ★27 min
Canary Wharf42 min ↓
City34 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)

6

EV chargers (800m)

Total spaces (800m)6
Nearest car park377m
Santander docks (800m)8
Nearest cycle dock0.2 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 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: 1.8 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 11.6 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

9 min walk

76%

Recommend GP

76%

Overall GP experience

11

GPs within 1km

4

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

129

Parks (1km)

15

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

15

Sports (1km)

6

Convenience

Nearest supermarketCo-op Food · 656 m
2 tennis courts1 swimming pools5 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

1

Libraries (1km)

2

Cinemas (2km)

313m

Post office

Nearby shops

Co-op Food150 m
Low Cost Food & Wine168 m
Haynuf172 m
Brixton Butchers192 m

Nearby cafes

Annapurna124 m
Moonzies178 m
Kiosk Cafe547 m
The Little Cat Cafe547 m

Nearby restaurants

Panda Oriental170 m
Dahlak172 m
Fez & Bar-B-Q174 m
Booma185 m

Nearby pubs

Brixton Jamm121 m
Crown & Anchor181 m
Grosvenor Arms491 m
Turtle Bay631 m

Nearby gyms

F45 Training198 m
Horizons Health & Fitness Club594 m
Moreyoga642 m
Gymnasivm665 m

Nearby pharmacies

Day Lewis Pharmacy655 m
Millennium Pharmacy837 m
Vitellow Pharmacy1.1 km

Nearby health

Brixton Road Mental Health331 m
Akerman Travel Clinic651 m
Dentistry For You673 m
Blue Dental Care732 m
Food hygiene (5-star)49% of 70

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CIPRIAN CV LIMITED
JJEC CORPORATION LTD
KORDELLE GROUP LTD

Investment

Investment grade, yield and market outlook

41

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

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

8/100

Velocity score

Future outlook

33.6

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route2,770m
Crossrail 2 route3,331m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,804 nationally

1,266

Est. population

25,363/km²

60%

Employed

44%

Degree educated

£37,900

Median income

11.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

41

Community stability

Age profile

17%
29%
23%
22%
Under 1817%
18–3429%
35–4923%
50–6422%
65+9%

Tenure

16%
66%
Own outright5%
Own (mortgage)16%
Private rent13%
Social rent66%
Shared ownership0%
Rent free1%

Ethnicity

22%
48%
White British22%
White Other8%
Asian7%
Black48%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine24%
No car household59%
Unemployed10%
No qualifications18%

Housing tenure (Census 2021)

Social rent66%
Private rent13%

vs. London

Income vs London-9.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
86
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
16
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
89
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)

PARTS OF FAIRFAX MARSTEN & IRETON HOUSE, PARTS OF FAIRFAX MARSTEN & IRETON HOUSE, OVERTON ROAD, SW91989 homes
completed
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
PYM HOUSE, PYM HOUSE, OVERTON ROAD, SW9 7LP70 homes
completed
PART OF PYM AND HAMPDEN HOUSES, PART OF PYM AND HAMPDEN HOUSES, OVERTON ROAD, SW957 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
21.6%
Ward turnout
71%
Election year
2026
MP
Helen Hayes (Labour)
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 7TA

Full postcodeSW9 7TA
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardMyatt's Fields
Latitude51.470871
Longitude-0.110372
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