Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.46220, -0.11326

SW9 8JP— Brixton Windrush, Lambeth

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

High-connectivity investment target

 

Schools 78%Safety 4/100Transport 67/100Yield 3.91%

Best for: Young professionals

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Lopsided profile — strong transport but weak safety

Liveability
50
Safety
4
Schools
47
Transport
67
Environment
35
Investment
58

The bottom line

SW9 8JP offers fast broadband — a strong choice for Young professionals.

Less suited to Families.

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Location

SW9 8JP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-9.5% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for SW9 8JP

🛡️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 high crime🍕 Buzzing

“High-connectivity investment target”

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How SW9 8JP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

47

Education score

Fair for families
★ Top school within 1km
—

Primary

St Helen's Catholic Primary School

Not yet inspected · 7 min walk

KS2: 105.7

—

Secondary

Trinity Academy

Not yet inspected · 10 min walk

P8: -0.17A8: 38.6

78% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Above London average

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 307.6%

+524% 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

Other37%
Violence & sexual offences16%
Anti-social behaviour12%
Theft10%
Drug offences10%
Robbery6%
Vehicle crime4%
Burglary4%

Stop & search

43.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

14

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Brixton Fire Station · 318m

Crime is +669% above London average

Property

Prices, sales volume and market trends

Avg floor area48.1 m²

EPC breakdown

C
28%
D
11%
E
2%

Based on 41 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£120,250
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

1999–2000 · CAGR

+25.3%

Total change

+25%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.3%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £100k–£125k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£83k£104k+25.3%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
0.7 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

Brixton Underground StationVictoria
2 min walk
BrixtonNational Rail
2 min walk
Clapham North Underground StationNorthern
15 min walk
Stockwell Underground StationNorthern · Victoria
16 min walk
Clapham High Street Rail StationSoutheastern · Windrush
17 min walk
2 bus routes · 10 stops within 400m · 287 buses/hr peak

82

Walkability score

287

Footpaths (500m)

5

Santander docks (800m)

0.2 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

19

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)10
Nearest car park157m
Santander docks (800m)5
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
183m

Connectivity

Broadband and mobile coverage

98%

Full fibre

51%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed303 Mbps
Median download307 Mbps
Superfast coverage98%
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.7 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 13%
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

3 min walk

66%

Recommend GP

66%

Overall GP experience

5

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 730 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

96

Parks (1km)

110

Restaurants (800m)

36

Cafes (800m)

18

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

18

Sports (1km)

14

Convenience

Nearest supermarketCo-op Food · 557 m
2 tennis courts1 swimming pools7 sports halls

Nightlife (500m)

1

Nightclubs

19

Late-night venues

B

1

Libraries (1km)

2

Cinemas (2km)

288m

Post office

Nearby shops

Esme's37 m
Nyame Bekyere63 m
Mokola Market65 m
Colombian pastery73 m

Nearby cafes

Express Cafe17 m
Wild Caper19 m
The Provincial26 m
Duck Egg Cafe72 m

Nearby restaurants

Unit 1626 m
Salon31 m
Carioca34 m
Healthy Eaters35 m

Nearby pubs

Bottle + Rye52 m
The Prince Albert62 m
Market House101 m
Bluethroat Brixton106 m

Nearby gyms

Brixton Recreation Centre155 m
Hot Yoga Brixton158 m
LevelOut Brixton180 m
Fitness First285 m

Nearby pharmacies

Day Lewis Pharmacy1.0 km

Nearby health

Blue Dental Care349 m
Dentistry For You360 m
Orchard Orthodontics405 m
Brixton Road Mental Health686 m
Food hygiene (5-star)51% of 333

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

ABDUL’S FRUIT & VEG LONDON LTD
B END B LIMITED
BRIXTON VILLAGE GROCERY LTD
CROYDON SUPERSTORE LTD
DREAMS ALIVE EVENT AND DECOR LTD

+11 more

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

45.8

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,711m
Crossrail 2 route3,601m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,890 nationally

1,789

Est. population

12,809/km²

67%

Employed

56%

Degree educated

£38,000

Median income

6.9%

Claimant rate

Urban coreHigh densityYoung professionals

29

Community stability

Age profile

15%
43%
17%
17%
Under 1815%
18–3443%
35–4917%
50–6418%
65+7%

Tenure

39%
45%
Own outright6%
Own (mortgage)10%
Private rent39%
Social rent45%
Shared ownership0%
Rent free0%

Ethnicity

29%
15%
34%
White British29%
White Other15%
Asian6%
Black34%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine19%
No car household74%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Social rent45%
Private rent39%

vs. London

Income vs London-9.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
54
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
8
Local approval rate
74%
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)
95
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
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
Albemarle House, Albemarle House, Stockwell Park Road, SW9 0XT92 homes
completed
86-88, 86-88, Gresham Road, SW9 7NP71 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 8JP

Full postcodeSW9 8JP
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.462203
Longitude-0.113264
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