Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.46272, -0.11130

SW9 8GH— Brixton Windrush, Lambeth

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

High-connectivity investment target

 

Schools 75%Safety 70/100Transport 65/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
70
Schools
61
Transport
65
Environment
34
Investment
46

The bottom line

SW9 8GH offers low crime and fast broadband — a strong choice for Families and Young professionals.

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Location

SW9 8GH

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 8GH

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

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Postcode Personality

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

“High-connectivity investment target”

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How SW9 8GH 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 · 4 min walk

KS2: 100.7

—

Secondary

Ark Evelyn Grace Academy

Not yet inspected · Inspected Feb 2025 · 7 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

10 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)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 174m

Crime is +52% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SW9 district median

£552,500

Based on 222 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£7,386/m²
Price per ft²£686/ft²
Avg floor area66.2 m²

EPC breakdown

B
39%
C
10%

Based on 49 properties · Confidence: high

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£165,500
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsAverage thermal transmittance 0.26 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2013–2025 · CAGR

+1%

Total change

+12%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.7%

per year

Acceleration

-18.25

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 29 sales

Property Type Mix

Total: 29 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2015£488k£675k+38.3%3
Brexit uncertainty2017–2019£215k£425k+97.7%3
Pandemic surge2020–2021£356k£485k+36.1%3
Rate-rise correction2022–2023£290k£425k+46.6%2.5
Current market2024–2025£523k£547k+4.7%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.3% alpha

Flat/maisonette-3.3% α
Local
0.6%
District
3.9%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

43out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing47
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Brixton Underground StationVictoria line
2.3 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

BrixtonNational Rail
3 min walk
Brixton Underground StationVictoria
3 min walk
Stockwell Underground StationNorthern · Victoria
16 min walk
Clapham North Underground StationNorthern
17 min walk
Clapham High Street Rail StationSoutheastern · Windrush
19 min walk
2 bus routes · 10 stops within 400m · 91 buses/hr peak

80

Walkability score

262

Footpaths (500m)

6

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

17

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)10
Nearest car park38m
Santander docks (800m)6
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
99m

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
NoiseMEDIUM
road · 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 AONB14% 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

5 min walk

66%

Recommend GP

66%

Overall GP experience

4

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 831 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

101

Parks (1km)

104

Restaurants (800m)

33

Cafes (800m)

14

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

19

Sports (1km)

11

Convenience

Nearest supermarketCo-op Food · 588 m
2 tennis courts1 swimming pools8 sports halls

Nightlife (500m)

1

Nightclubs

15

Late-night venues

B

1

Libraries (1km)

2

Cinemas (2km)

365m

Post office

Nearby shops

Brixton's Best Shop66 m
Traditional Artisanal French Store68 m
A & N Fresh Fruit & Veg73 m
Michaels Meats84 m

Nearby cafes

Brewgels37 m
Federation Coffee42 m
Burnt Toast Cafe47 m
Station 2668 m

Nearby restaurants

Brixton Cornercopia27 m
Okan28 m
Senzala33 m
muan38 m

Nearby pubs

Lost In Brixton35 m
Bluethroat Brixton88 m
Flamingo Electric116 m
Clover's135 m

Nearby gyms

Hot Yoga Brixton52 m
Brixton Recreation Centre171 m
Brixton Street Gym253 m
LevelOut Brixton306 m

Nearby health

Dentistry For You246 m
Blue Dental Care383 m
Orchard Orthodontics542 m
Brixton Road Mental Health639 m
Food hygiene (5-star)51% of 321

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

CIAO CIAO FAMILY LTD
CIAO CIAO PRE SCHOOL CIC
KCW STUDIO LTD
NS CREATIVE LTD
PHARE HR CONSULTING LTD

+3 more

Investment

Investment grade, yield and market outlook

46

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 score38/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

60.3

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,595m
Crossrail 2 route3,695m

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)
42
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
8
Local approval rate
72%
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
288
Under construction
0
Completed (3yr)
15
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

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Key facts for SW9 8GH

Full postcodeSW9 8GH
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.462720
Longitude-0.111299
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