Brixton Acre Lane · Lambeth · Dulwich and West Norwood constituency · 51.46218, -0.11905

SW9 8AY— Brixton Acre Lane, Lambeth

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

High-connectivity investment target

 

Schools 83%Safety 42/100Transport 64/100Yield 3.91%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
61
Safety
42
Schools
90
Transport
64
Environment
33
Investment
58

The bottom line

SW9 8AY 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 8AY

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 8AY

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

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Postcode Personality

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“High-connectivity investment target”

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How SW9 8AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Sudbourne Primary School

Good · Inspected Sept 2023 · 5 min walk

KS2: 105.3

—

Secondary

Trinity Academy

Not yet inspected · 8 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 692m

Crime is +313% above London average

Property

Prices, sales volume and market trends

Avg floor area73.4 m²

EPC breakdown

C
12%
D
4%
E
2%

Based on 18 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

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£183,500
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

2001–2023 · CAGR

+5.2%

Total change

+206%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.1%

per year

Acceleration

-0.02

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2002£202k£191k-5.8%1
Pre-crash peak2007–2007£247k£247k+0%1
GFC & correction2008–2011£282k£300k+6.4%1
Help-to-Buy recovery2016–2016£370k£370k+0%3
Brexit uncertainty2018–2018£475k£475k+0%1
Pandemic surge2021–2021£542k£542k+0%2
Rate-rise correction2023–2023£618k£618k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+6.6% alpha

Flat/maisonette+6.6% α
Local
7.9%
District
1.3%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
3.5 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

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

62

Walkability score

186

Footpaths (500m)

7

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)

1

EV chargers (800m)

Total spaces (800m)10
Nearest car park254m
Santander docks (800m)7
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
529m

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: 2.7 km away✗ Not Green Belt✗ Not AONB9% 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

2 min walk

66%

Recommend GP

66%

Overall GP experience

8

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 425 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

79

Parks (1km)

96

Restaurants (800m)

39

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

15

Sports (1km)

6

Convenience

Nearest supermarketCo-op Food · 518 m
2 tennis courts1 swimming pools5 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

C

1

Libraries (1km)

2

Cinemas (2km)

300m

Post office

Nearby shops

Food Stores - West Indian Continental189 m
Brixton Town Store238 m
Merkato262 m
Hennessy's275 m

Nearby cafes

Papa's Cafe226 m
Brixton Blend247 m
Caffe Nero @ Morleys252 m
Beans and Beats256 m

Nearby restaurants

Chicken Valley187 m
Quinex192 m
Refill Caribbean227 m
McDonald's232 m

Nearby pubs

Trinity Arms48 m
The Duke of Edinburgh143 m
Barrio160 m
The Blues Kitchen174 m

Nearby gyms

Ferndale Community Sports Centre148 m
Anytime Fitness204 m
LevelOut Brixton241 m
Fitness First359 m

Nearby pharmacies

Boss Pharmacy691 m
Day Lewis Pharmacy887 m
Pulse Pharmacy1.0 km
Harfleur Pharmacy1.1 km

Nearby health

Orchard Orthodontics332 m
Blue Dental Care412 m
Lambeth Hospital425 m
Dentistry For You681 m
Food hygiene (5-star)48% of 272

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

H.ZEE PROPERTIES LIMITED
NEDOLA SWANK COUTURE LTD
PHAESTE 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 score39/100
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

48.7

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route3,907m
Crossrail 2 route3,246m

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)
18
Planning apps (3 years)
9
Local approval rate
61%
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)
134
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)

'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
Olive Morris House 18 Brixton Hill London SW2 1RD74 homes
completed
BRIXTON COLLEGE (FERNDALE BRANCH), BRIXTON COLLEGE (FERNDALE BRANCH), FERNDALE ROAD, SW9 7SA74 homes
completed
52, 52, ACRE LANE, SW2 5SP73 homes
completed
SITE OF SANTLEY PRIMARY SCHOOL &, SITE OF SANTLEY PRIMARY SCHOOL &, SANTLEY STREET, ACRE LANE (52), SW268 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 8AY

Full postcodeSW9 8AY
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton Acre Lane
Latitude51.462179
Longitude-0.119052
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