Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.46296, -0.10988

SW9 8EP— Brixton Windrush, Lambeth

Location and area intelligence for SW9 8EP, Brixton Windrush, Lambeth

High-connectivity investment target

 

Schools 75%Safety 70/100Transport 64/100Yield 3.91%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
70
Schools
61
Transport
64
Environment
34
Investment
58

The bottom line

SW9 8EP offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

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

Check your dealbreakers

Toggle the things that matter to you — see how SW9 8EP scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SW9 8EP meets your needs.

Location

SW9 8EP

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+6.9% vs London avg
vs London crime+52.0% vs London avg

Deep-dive guides for SW9 8EP

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SW9 8EP with:

Postcode Personality

🚇 Hyper-Connected🎓 Good Schools🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

Share:WhatsAppShare on X

How SW9 8EP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
★

Primary

Hill Mead Primary School

Requires Improvement · Inspected Jun 2024 · 3 min walk

KS2: 100.7

—

Secondary

Ark Evelyn Grace Academy

Not yet inspected · Inspected Feb 2025 · 6 min walk

P8: -0.39A8: 38.9

75% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Below London average

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 8 min walk

8 primaries · 2 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

98.6 incidents per 1,000 residents

Higher crime than 74% of London
↑ Rising 331.3%

+23% vs borough

Crime by type

Other24%
Anti-social behaviour22%
Violence & sexual offences21%
Drug offences8%
Theft7%
Vehicle crime7%
Burglary6%
Robbery4%

Stop & search

9.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Brixton Fire Station · 93m

Crime is +52% above London average

Property

Prices, sales volume and market trends

Avg floor area68 m²

EPC breakdown

B
6%
C
27%
D
3%

Based on 36 properties · Confidence: high

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£170,000
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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

BrixtonNational Rail
4 min walk
Brixton Underground StationVictoria
4 min walk
Stockwell Underground StationNorthern · Victoria
17 min walk
Clapham North Underground StationNorthern
18 min walk
Denmark Hill Rail StationSoutheastern · Windrush
19 min walk
No bus stops within 400m

62

Walkability score

190

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

16

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)10
Nearest car park66m
Santander docks (800m)7
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
147m

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed488 Mbps
Median download446 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 waterMEDIUM
Medium
Air qualityMEDIUM
NO₂: 48.0 µg/m³ · PM2.5: 10.0 µg/m³
Worse air than 63% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.7 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 12.5 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

6 min walk

66%

Recommend GP

66%

Overall GP experience

4

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 916 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

94

Parks (1km)

105

Restaurants (800m)

34

Cafes (800m)

7

Pubs (400m)

0

Pharmacies (800m)

9

Gyms (1km)

21

Sports (1km)

9

Convenience

Nearest supermarketCo-op Food · 641 m
2 tennis courts1 swimming pools9 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

C

1

Libraries (1km)

2

Cinemas (2km)

448m

Post office

Nearby shops

Brixton's Best Shop77 m
Payless Food & Wine126 m
Traditional Artisanal French Store163 m
Michaels Meats174 m

Nearby cafes

Carraro53 m
Burnt Toast Cafe139 m
Brewgels139 m
Federation Coffee140 m

Nearby restaurants

Mamma Dough50 m
Jimmy's Plaice62 m
Jefferson's86 m
Okan93 m

Nearby pubs

Brixton Brewery Tap Room66 m
Lost In Brixton137 m
Bluethroat Brixton171 m
Flamingo Electric194 m

Nearby gyms

Hot Yoga Brixton107 m
Brixton Recreation Centre248 m
Brixton Street Gym249 m
Ebony Horse Club376 m

Nearby health

Dentistry For You208 m
Blue Dental Care446 m
Orchard Orthodontics635 m
Brixton Road Mental Health639 m
Food hygiene (5-star)51% of 319

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

CLAUDIA VARGAS LTD
RSIT 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 score38/100
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

46.8

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,524m
Crossrail 2 route3,770m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,578 nationally

2,099

Est. population

9,604/km²

70%

Employed

56%

Degree educated

£44,900

Median income

5.9%

Claimant rate

Urban coreHigh densityYoung professionals

34

Community stability

Age profile

14%
45%
21%
16%
Under 1814%
18–3445%
35–4921%
50–6416%
65+4%

Tenure

20%
32%
37%
Own outright7%
Own (mortgage)20%
Private rent32%
Social rent37%
Shared ownership5%

Ethnicity

30%
14%
30%
White British30%
White Other14%
Asian13%
Black31%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine15%
No car household70%
Unemployed6%
No qualifications11%

Housing tenure (Census 2021)

Social rent37%
Private rent32%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
32
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
8
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
288
Under construction
0
Completed (3yr)
18
Largest scheme
1989 homes · PARTS OF FAIRFAX MARSTEN & IRETON HOUSE, PARTS OF FAIRFAX MARSTEN & IRETON HOUSE, OVERTON 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
368-372, 368-372, Coldharbour Lane, SW9 8PL155 homes
completed
2, 2, Barrington Road, SW9 7EB104 homes
completed
86-88, 86-88, Gresham Road, SW9 7NP71 homes
completed
360-366, 360-366, Coldharbour Lane, SW9 8PL63 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
24.4%
Ward turnout
76%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Carlotta AllumGreen
Serafina SpicerGreen

Live in SW9 8EP? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SW9 8EP.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Lambeth with nearby boroughs:

Lambeth vs SouthwarkLambeth vs WandsworthLambeth vs HackneyLambeth vs Islington

Similar postcodes

Frequently asked questions

📍 Track SW9 8EP

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SW9 8EP

Full postcodeSW9 8EP
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.462958
Longitude-0.109879
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