Brixton North · Lambeth · Clapham and Brixton Hill constituency · 51.46435, -0.11993

SW9 8AD— Brixton North, Lambeth

Location and area intelligence for SW9 8AD, Brixton North, Lambeth

High-connectivity investment target

 

Bottom 25% LondonSchools 88%Safety 69/100Transport 62/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
71
Safety
69
Schools
90
Transport
62
Environment
32
Investment
52

The bottom line

SW9 8AD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

SW9 8AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+31.2% vs London avg
vs London crime+56.0% vs London avg

Deep-dive guides for SW9 8AD

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

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“High-connectivity investment target”

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How SW9 8AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Stockwell Primary School

Good · Inspected Sept 2022 · 4 min walk

KS2: 111.2

—

Secondary

Trinity Academy

Not yet inspected · 11 min walk

P8: -0.17A8: 38.6

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Triangle Nursery School

Outstanding · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

101.5 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 347.4%

+27% vs borough

Crime by type

Other29%
Violence & sexual offences21%
Anti-social behaviour15%
Robbery11%
Vehicle crime10%
Burglary8%
Theft5%
Drug offences1%

Stop & search

3.0

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 734m

Crime is +56% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,261/m²
Price per ft²£675/ft²
Avg floor area85.8 m²

EPC breakdown

C
5%
D
8%
E
1%

Based on 14 properties · Confidence: medium

Street mix

Terraced 71%Flat 29%

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£214,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2025 · CAGR

+4%

Total change

+149%

Market Activity

Price Velocity & Acceleration

Current Velocity

-42.3%

per year

Acceleration

-188.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 14 sales

Property Type Mix

Total: 14 sales

Terraced71.4%
Flat/maisonette28.6%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£250k£279k+11.4%1
Pre-crash peak2005–2007£270k£465k+72.1%1.5
GFC & correction2011–2011£490k£490k+0%1
Help-to-Buy recovery2013–2013£585k£585k+0%2
Brexit uncertainty2018–2019£730k£940k+28.8%1
Pandemic surge2020–2020£438k£438k+0%1
Rate-rise correction2023–2023£1.08m£1.08m+0%1
Current market2025–2025£623k£623k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
4.8 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

Brixton Underground StationVictoria
5 min walk
BrixtonNational Rail
5 min walk
Clapham North Underground StationNorthern
9 min walk
Clapham High Street Rail StationWindrush
11 min walk
Stockwell Underground StationNorthern · Victoria
11 min walk
No bus stops within 400m

64

Walkability score

169

Footpaths (500m)

9

Santander docks (800m)

0.3 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

13

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)10
Nearest car park311m
Santander docks (800m)9
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
574m

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: 2.4 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Less green space than 77% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 7.9 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 yield856.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PHYSIOTHERAPY

PULROSS CENTRE, 47A PULROSS RD, SW9 8AE

1 min walk

11

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalLambeth Hospital · 209 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

85

Parks (1km)

69

Restaurants (800m)

35

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

13

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 328 m
2 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D

1

Libraries (1km)

1

Cinemas (2km)

271m

Post office

Nearby shops

Merkato240 m
Hennessy's257 m
Rajan News272 m
Food Stores - West Indian Continental313 m

Nearby cafes

Papa's Cafe144 m
Beans and Beats234 m
Zula263 m
Volcano Coffee Works282 m

Nearby restaurants

Sushi Revolution258 m
500 Degrees267 m
Cativo297 m
Ferndales317 m

Nearby pubs

The Duke of Edinburgh117 m
Marquis of Lorne226 m
London Beer Lab288 m
Trinity Arms290 m

Nearby gyms

Ferndale Community Sports Centre198 m
Gymnasivm319 m
Fitness First319 m
LevelOut Brixton343 m

Nearby pharmacies

Boss Pharmacy685 m
Pulse Pharmacy781 m
Harfleur Pharmacy871 m
Day Lewis Pharmacy1.1 km

Nearby health

Lambeth Hospital209 m
Blue Dental Care329 m
Orchard Orthodontics580 m
Brixton Road Mental Health660 m
Food hygiene (5-star)46% of 233

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

51 PULROSS ROAD FREEHOLD LIMITED
A-FRANCÉS LTD
ADK GROUP HOLDINGS LTD
DANQFIT LTD

Investment

Investment grade, yield and market outlook

52

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 score37/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

63.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route3,725m
Crossrail 2 route3,080m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,851 nationally

1,674

Est. population

11,195/km²

82%

Employed

68%

Degree educated

£55,100

Median income

4.6%

Claimant rate

Urban coreHigh densityYoung professionals

32

Community stability

Age profile

55%
19%
Under 187%
18–3455%
35–4920%
50–6413%
65+7%

Tenure

24%
46%
16%
Own outright13%
Own (mortgage)24%
Private rent46%
Social rent16%
Shared ownership1%

Ethnicity

52%
19%
13%
White British52%
White Other19%
Asian5%
Black13%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine15%
No car household59%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent46%
Social rent16%

vs. London

Income vs London+31.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
69
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
11
Local approval rate
68%
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
2
Under construction
0
Completed (3yr)
168
Largest scheme
550 homes · Various sites within Stockwell Park & Rosart Estates, Various sites within Stockwell Park & Rosart Estates, Rosart Street, Stockwell Park Walk, Brixton Road, SW9
Pipeline pressure
LOW

Named schemes (500m)

Former Depot & Pub, 78, Former Depot & Pub, 78, Lingham Street, 15 Stockwell Green, SW8 9JJ290 homes
completed
Thrayle House, Thrayle House, Benedict Road, SW9 0XU177 homes
completed
Thrayle House, Benedict Road, SW9 0XU177 homes
completed
BRIXTON COLLEGE (FERNDALE BRANCH), BRIXTON COLLEGE (FERNDALE BRANCH), FERNDALE ROAD, SW9 7SA74 homes
completed
52, 52, ACRE LANE, SW2 5SP73 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
14.4%
Ward turnout
89%
Election year
2026
MP
Bell Ribeiro-Addy (Labour)
MP majority
18,005
Constituency
Clapham and Brixton Hill

Councillors

Nanda Manley-BrowneLabour and Co-operative Party
Samantha Dorney-SmithGreen
John-Paul EnnisLabour and Co-operative Party

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Key facts for SW9 8AD

Full postcodeSW9 8AD
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton North
Latitude51.464352
Longitude-0.119927
Parliamentary constituencyClapham and Brixton Hill
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