Brixton North · Lambeth · Clapham and Brixton Hill constituency · 51.46393, -0.11646

SW9 8BA— Brixton North, Lambeth

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

High-connectivity investment target

 

Bottom 25% LondonSchools 83%Safety 69/100Transport 66/100Yield 3.91%

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
71
Safety
69
Schools
90
Transport
66
Environment
33
Investment
59

The bottom line

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

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Location

SW9 8BA

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 8BA

🛡️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 8BA 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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 11 min walk

7 primaries · 2 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)

7

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Brixton Fire Station · 491m

Crime is +56% above London average

Property

Prices, sales volume and market trends

Avg floor area52.7 m²

EPC breakdown

C
3%
D
6%
E
5%
G
3%

Based on 17 properties · Confidence: medium

Street mix

Semi 8%Terraced 25%Flat 67%

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£131,750
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2020 · CAGR

+5.8%

Total change

+248%

Market Activity

Price Velocity & Acceleration

Current Velocity

+344.4%

per year

Acceleration

+417.97

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached8.3%
Terraced25%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£115k£115k+0%1
Post-dot-com plateau2001–2002£105k£58k-44.8%2.5
Pre-crash peak2005–2007£128k£220k+72.5%1.5
Help-to-Buy recovery2013–2014£340k£90k-73.5%1
Pandemic surge2020–2020£400k£400k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-4.4% alpha

Flat/maisonette-4.4% α
Local
2.6%
District
7%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
Brixton Underground StationVictoria line
2.2 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

BrixtonNational Rail
2 min walk
Brixton Underground StationVictoria
2 min walk
Clapham North Underground StationNorthern
12 min walk
Stockwell Underground StationNorthern · Victoria
13 min walk
Clapham High Street Rail StationSoutheastern · Windrush
14 min walk
2 bus routes · 8 stops within 400m · 326 buses/hr peak

86

Walkability score

245

Footpaths (500m)

8

Santander docks (800m)

0.0 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

15

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)10
Nearest car park321m
Santander docks (800m)8
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
329m

Connectivity

Broadband and mobile coverage

94%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed456 Mbps
Median download434 Mbps
Superfast coverage94%
All operators 5G92%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 2.5 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 16%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 8.2 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

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalLambeth Hospital · 448 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

91

Parks (1km)

104

Restaurants (800m)

38

Cafes (800m)

12

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

16

Sports (1km)

8

Convenience

Nearest supermarketCo-op Food · 305 m
2 tennis courts1 swimming pools5 sports halls

Nightlife (500m)

1

Nightclubs

13

Late-night venues

B

1

Libraries (1km)

2

Cinemas (2km)

36m

Post office

Nearby shops

Merkato5 m
Hennessy's12 m
Rajan News28 m
One Stop Express186 m

Nearby cafes

Beans and Beats12 m
Zula18 m
Volcano Coffee Works43 m
Papa's Cafe102 m

Nearby restaurants

500 Degrees23 m
Sushi Revolution26 m
Cativo52 m
Canova Hall96 m

Nearby pubs

London Beer Lab73 m
The Juice Unit128 m
The Beehive158 m
Craft Beer Co183 m

Nearby gyms

Ferndale Community Sports Centre83 m
Fitness First95 m
LevelOut Brixton141 m
Brixton Recreation Centre216 m

Nearby pharmacies

Pulse Pharmacy945 m
Harfleur Pharmacy993 m
Day Lewis Pharmacy1.1 km

Nearby health

Blue Dental Care149 m
Dentistry For You446 m
Lambeth Hospital448 m
Orchard Orthodontics500 m
Food hygiene (5-star)50% of 311

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

500 DEGREES FERNDALE ROAD LTD
BABENLIS LIMITED
GORILLA NUTRILLA LTD.
HENNESSY VENUES LIMITED
JESSES KITCHEN LTD

+5 more

Investment

Investment grade, yield and market outlook

59

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 score43/100
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

59.7

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route3,650m
Crossrail 2 route3,315m

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
Yes
Article 4 area
Yes
Listed buildings (800m)
66
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
12
Local approval rate
71%
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
290
Under construction
0
Completed (3yr)
156
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)

6 Canterbury Crescent And 49 Brixton Station Road, Brixton, Development Control Pseudo Street, SW9 8PQ288 homes
not_started
Thrayle House, Thrayle House, Benedict Road, SW9 0XU177 homes
completed
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
Albemarle House, Albemarle House, Stockwell Park Road, SW9 0XT92 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 8BA

Full postcodeSW9 8BA
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton North
Latitude51.463927
Longitude-0.116461
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