Brixton Acre Lane · Lambeth · Dulwich and West Norwood constituency · 51.46283, -0.11864

SW9 8AP— Brixton Acre Lane, Lambeth

Location and area intelligence for SW9 8AP, Brixton Acre Lane, Lambeth

High-connectivity investment target

 

Schools 83%Safety 42/100Transport 64/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
61
Safety
42
Schools
90
Transport
64
Environment
32
Investment
47

The bottom line

SW9 8AP offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

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Location

SW9 8AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.2% vs London avg
vs London crime+313.0% vs London avg

Deep-dive guides for SW9 8AP

🛡️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 8AP 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 · 5 min walk

KS2: 111.2

—

Secondary

Trinity Academy

Not yet inspected · 9 min walk

P8: -0.17A8: 38.6

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Triangle Nursery School

Outstanding · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

268.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 367.4%

+236% 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

Other35%
Violence & sexual offences17%
Anti-social behaviour14%
Theft10%
Vehicle crime7%
Drug offences6%
Robbery5%
Burglary5%

Stop & search

18.8

per 1,000 residents

→ Stable

trend

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 · 649m

Crime is +313% above 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£7,707/m²
Price per ft²£716/ft²
Avg floor area70.4 m²

EPC breakdown

C
13%
D
7%
E
1%

Based on 21 properties · Confidence: medium

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£176,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2025 · CAGR

+7.1%

Total change

+350%

Market Activity

Price Velocity & Acceleration

Current Velocity

+48.1%

per year

Acceleration

+57.14

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 14 sales

Property Type Mix

Total: 14 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£133k£133k+0%2
Pre-crash peak2005–2007£118k£240k+103.3%1.3
GFC & correction2010–2012£215k£250k+16.3%1.5
Brexit uncertainty2017–2017£620k£620k+0%1
Pandemic surge2021–2021£385k£385k+0%1
Rate-rise correction2022–2022£445k£445k+0%1
Current market2024–2025£405k£600k+48.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.5% alpha

Flat/maisonette+2.5% α
Local
7.1%
District
4.6%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
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
3.1 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

Brixton Underground StationVictoria
3 min walk
BrixtonNational Rail
4 min walk
Clapham North Underground StationNorthern
10 min walk
Clapham High Street Rail StationWindrush
13 min walk
Stockwell Underground StationNorthern · Victoria
13 min walk
No bus stops within 400m

65

Walkability score

212

Footpaths (500m)

7

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

14

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)10
Nearest car park325m
Santander docks (800m)7
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
484m

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: 2.6 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 8.0 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

LARC CLINIC (LA)

9 BRIGHTON TERRACE, BRIXTON, SW9 8DJ

3 min walk

66%

Recommend GP

66%

Overall GP experience

8

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalLambeth Hospital · 387 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

80

Parks (1km)

109

Restaurants (800m)

41

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

14

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 441 m
2 tennis courts1 swimming pools5 sports halls

Nightlife (500m)

1

Nightclubs

6

Late-night venues

C

1

Libraries (1km)

2

Cinemas (2km)

230m

Post office

Nearby shops

Merkato190 m
Hennessy's205 m
Rajan News218 m
Brixton Town Store230 m

Nearby cafes

Papa's Cafe148 m
Beans and Beats185 m
Zula210 m
Brixton Blend210 m

Nearby restaurants

500 Degrees214 m
Subway216 m
Sushi Revolution220 m
Refill Caribbean220 m

Nearby pubs

The Duke of Edinburgh111 m
Trinity Arms126 m
London Beer Lab182 m
Barrio227 m

Nearby gyms

Ferndale Community Sports Centre77 m
LevelOut Brixton204 m
Anytime Fitness262 m
Fitness First289 m

Nearby pharmacies

Boss Pharmacy726 m
Day Lewis Pharmacy962 m
Pulse Pharmacy972 m
Harfleur Pharmacy1.1 km

Nearby health

Blue Dental Care338 m
Lambeth Hospital387 m
Orchard Orthodontics391 m
Dentistry For You626 m
Food hygiene (5-star)48% of 304

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BEM EVENTS & POP-UP'S LTD
COOPER REEVES LTD
GOOD COFFEE & CO LTD
IVP GROUP LTD
NESTRES LTD

Investment

Investment grade, yield and market outlook

47

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 score41/100
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

63.8

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route3,830m
Crossrail 2 route3,238m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,374 nationally

1,600

Est. population

18,397/km²

70%

Employed

62%

Degree educated

£41,500

Median income

7.8%

Claimant rate

Urban coreVery high densityYoung professionals

35

Community stability

Age profile

42%
20%
16%
Under 1811%
18–3442%
35–4920%
50–6416%
65+10%

Tenure

19%
30%
39%
Own outright9%
Own (mortgage)19%
Private rent30%
Social rent39%
Shared ownership2%
Rent free1%

Ethnicity

44%
13%
24%
White British44%
White Other13%
Asian7%
Black25%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine15%
No car household69%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Social rent39%
Private rent30%

vs. London

Income vs London-1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
66
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
10
Local approval rate
67%
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
290
Under construction
0
Completed (3yr)
174
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
HIGH

Named schemes (500m)

Thrayle House, Benedict Road, SW9 0XU177 homes
completed
Thrayle House, Thrayle House, Benedict Road, SW9 0XU177 homes
completed
'The Triangle Site', Land West Of, 'The Triangle Site', Land West Of, Brixton Hill, South Of Acre Lane; East Of Porden Road, SW2120 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
Green
Ward majority vote
14.0%
Ward turnout
119%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,005
Constituency
Clapham and Brixton Hill

Councillors

Natalie Denise KaneGreen
Michael ChessumGreen
David John BridsonLabour

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Key facts for SW9 8AP

Full postcodeSW9 8AP
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton Acre Lane
Latitude51.462829
Longitude-0.118637
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