Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.45829, -0.10626

SW9 8FL— Brixton Windrush, Lambeth

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

High-connectivity investment target

 

Schools 60%Safety 71/100Transport 49/100Yield 3.91%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
56
Safety
71
Schools
52
Transport
49
Environment
40
Investment
51

The bottom line

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

The catches: high noise levels nearby and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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

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Do you have or plan to have school-age children?
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Location

SW9 8FL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+6.9% vs London avg
vs London crime+36.0% vs London avg

Deep-dive guides for SW9 8FL

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

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Postcode Personality

🚇 Well-Connected🌳 Good Parks🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How SW9 8FL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

52

Education score

Fair for families
★ Top school within 1km
★

Primary

Hill Mead Primary School

Requires Improvement · Inspected Jun 2024 · 5 min walk

KS2: 100.7

—

Secondary

Ark Evelyn Grace Academy

Not yet inspected · Inspected Feb 2025 · 4 min walk

P8: -0.39A8: 38.9

60% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

88.6 incidents per 1,000 residents

Higher crime than 67% of London
↑ Rising 363.0%

+11% vs borough

Crime by type

Anti-social behaviour30%
Other28%
Violence & sexual offences24%
Drug offences5%
Burglary5%
Theft4%
Vehicle crime2%
Robbery2%

Stop & search

6.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 645m

Crime is +36% above London average

Property

Prices, sales volume and market trends

Avg floor area77.3 m²

EPC breakdown

B
14%
C
5%

Based on 19 properties · Confidence: medium

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£193,250
Rebuild cost per m²£2,500/m²

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

Construction era2012
WallsAverage thermal transmittance 0.25 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

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 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Brixton Underground StationVictoria line
8.5 min walk
Herne Hill→ Victoria· 4 tph
10 min

Nearby stations

Herne HillNational Rail
8 min walk
Brixton Underground StationVictoria
10 min walk
Denmark Hill Rail StationThameslink · Southeastern
20 min walk
Clapham North Underground StationNorthern
23 min walk
Stockwell Underground StationNorthern · Victoria
24 min walk
No bus stops within 400m

49

Walkability score

129

Footpaths (500m)

4

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria ★27 min
Waterloo32 min ↓
Canary Wharf45 min ≈
City37 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

10

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)10
Nearest car park543m
Santander docks (800m)4
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
700m

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 waterLOW
Low
Air qualityMEDIUM
NO₂: 48.0 µg/m³ · PM2.5: 10.0 µg/m³
Worse air than 63% of London
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.2 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 34%
More green space than 88% of London

Nearest SSSI: Croham Hurst SSSI — 11.9 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

10 min walk

66%

Recommend GP

66%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

46

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

21

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Ghost Whale (454 m)

Nearest supermarketBrixton Food & WIne · 646 m
6 tennis courts2 swimming pools7 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

2

Cinemas (2km)

817m

Post office

Nearby shops

Stanley Mini Market121 m
Jones The Butcher420 m
Breadbread480 m
Atlantic Meat Market537 m

Nearby cafes

Koala Coffee212 m
Our Little Secret284 m
Railton Lounge300 m
The Cure Vegan Food447 m

Nearby restaurants

Nomma Italian246 m
Maureen's Brixton Kitchen250 m
Black & White459 m
The Courtesan464 m

Nearby pubs

Ghost Whale454 m
The Prince Regent497 m
Effra Hall Tavern509 m
Clover's523 m

Nearby gyms

London Ip Man Wing Chun Kung Fu335 m
Brixton Street Gym355 m
Yoga point431 m
Hot Yoga Brixton554 m

Nearby health

Herne Hill Dental Practice571 m
Herne Hill Group Practice571 m
Health Hub Medical Practice638 m
Orchard Orthodontics764 m
Food hygiene (5-star)58% of 160

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ALLDEE LTD

Investment

Investment grade, yield and market outlook

51

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

35.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,857m
Crossrail 2 route4,235m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,053 nationally

1,411

Est. population

26,755/km²

57%

Employed

43%

Degree educated

£44,900

Median income

8.6%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

36

Community stability

Age profile

23%
29%
22%
19%
Under 1823%
18–3429%
35–4922%
50–6419%
65+7%

Tenure

73%
14%
Own outright2%
Own (mortgage)5%
Private rent5%
Social rent73%
Shared ownership14%
Rent free0%

Ethnicity

20%
51%
White British20%
White Other12%
Asian4%
Black51%
Mixed9%
Other5%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine23%
No car household66%
Unemployed7%
No qualifications15%

Housing tenure (Census 2021)

Social rent73%
Private rent5%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
22
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
8
Local approval rate
66%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
12
Largest scheme
525 homes · Loughborough Park Estate, Loughborough Park Estate, Loughborough Park Road, SW9
Pipeline pressure
NONE

Named schemes (500m)

Loughborough Park Estate, Loughborough Park Estate, Loughborough Park Road, SW9525 homes
completed
Phase 3, Loughborough Park Estate, Phase 3, Loughborough Park Estate, Loughborough Park Road, SW9 8NL276 homes
completed
Effra Primary School, 37, Effra Primary School, 37, Effra Parade, SW2 1PJ129 homes
completed
Phase 2, Holmbury House and part Farmleigh House, Phase 2, Holmbury House and part Farmleigh House, Loughborough Park Road, And Strip Of Land In Front Of Elvedon House, SW9 8NL95 homes
completed
LAND OPPOSITE, 205-343, LAND OPPOSITE, 205-343, SHAKESPEARE ROAD, SE2450 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

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Key facts for SW9 8FL

Full postcodeSW9 8FL
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.458286
Longitude-0.106257
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
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