Brixton Acre Lane · Lambeth · Dulwich and West Norwood constituency · 51.46296, -0.11536

SW9 8EA— Brixton Acre Lane, Lambeth

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

High-connectivity investment target

 

Schools 86%Safety 42/100Transport 67/100Yield 3.91%

Best for: Young professionals

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Strong, well-rated schools set this area apart

Liveability
62
Safety
42
Schools
90
Transport
67
Environment
34
Investment
58

The bottom line

SW9 8EA offers exceptional schools (100% Good/Outstanding) — a strong choice for Young professionals.

Less suited to Families.

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Location

SW9 8EA

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 8EA

🛡️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 8EA 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 · 6 min walk

KS2: 111.2

—

Secondary

Trinity Academy

Not yet inspected · 10 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

Effra Nursery School and Children's Centre

Good · 9 min walk

7 primaries · 2 secondaries · 2 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

84

Road safety score

8

Accidents (5yr)

2

KSI (5yr)

28

Serious within 200m

HIGH pedestrian risk4 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

7

Incidents (5yr)

Nearest station: Brixton Fire Station · 423m

Crime is +313% above London average

Property

Prices, sales volume and market trends

Avg floor area59.6 m²

EPC breakdown

B
1%
C
1%
D
5%
E
1%

Based on 8 properties · Confidence: low

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£149,000
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)
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

2002–2007 · CAGR

+4.8%

Total change

+27%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.6%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£160k£160k+0%1
Pre-crash peak2007–2007£203k£203k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 77% of London
Brixton Underground StationVictoria line
0.6 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

Brixton Underground StationVictoria
1 min walk
BrixtonNational Rail
1 min walk
Clapham North Underground StationNorthern
13 min walk
Stockwell Underground StationNorthern · Victoria
14 min walk
Clapham High Street Rail StationSoutheastern · Windrush
15 min walk
2 bus routes · 10 stops within 400m · 352 buses/hr peak

84

Walkability score

307

Footpaths (500m)

6

Santander docks (800m)

0.1 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

18

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)10
Nearest car park259m
Santander docks (800m)6
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
259m

Connectivity

Broadband and mobile coverage

56%

Full fibre

22%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed153 Mbps
Median download75 Mbps
Superfast coverage56%
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: 2.6 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 12.6 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): 2

Landslide susceptibility: Medium

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

7

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalLambeth Hospital · 562 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

85

Parks (1km)

109

Restaurants (800m)

35

Cafes (800m)

13

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

16

Sports (1km)

14

Convenience

Nearest supermarketCo-op Food · 426 m
2 tennis courts1 swimming pools5 sports halls

Nightlife (500m)

1

Nightclubs

14

Late-night venues

B

1

Libraries (1km)

2

Cinemas (2km)

138m

Post office

Nearby shops

Brixton Town Store116 m
Rajan News121 m
Hennessy's128 m
Merkato136 m

Nearby cafes

Brixton Blend29 m
Caffe Nero @ Morleys60 m
Sendero Specialty Coffee73 m
Moroccan Cafe80 m

Nearby restaurants

Subway25 m
Pret A Manger63 m
Meaza Grab & Go73 m
Other Side Fried75 m

Nearby pubs

London Beer Lab66 m
Craft Beer Co115 m
The Beehive119 m
Atlantis Bar119 m

Nearby gyms

LevelOut Brixton33 m
Ferndale Community Sports Centre137 m
Brixton Recreation Centre154 m
Fitness First163 m

Nearby pharmacies

Day Lewis Pharmacy1.0 km

Nearby health

Blue Dental Care235 m
Orchard Orthodontics408 m
Dentistry For You414 m
Lambeth Hospital562 m
Food hygiene (5-star)51% of 323

Business

Local businesses registered here

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

High street

A

High street health

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

49.9

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route3,708m
Crossrail 2 route3,433m

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
Yes
Article 4 area
Yes
Listed buildings (800m)
59
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
9
Local approval rate
73%
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)
150
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, Benedict Road, SW9 0XU177 homes
completed
Thrayle House, Thrayle House, Benedict Road, SW9 0XU177 homes
completed
368-372, 368-372, Coldharbour Lane, SW9 8PL155 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

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 8EA

Full postcodeSW9 8EA
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton Acre Lane
Latitude51.462956
Longitude-0.115364
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