Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.46186, -0.11295

SW9 8LF— Brixton Windrush, Lambeth

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

High-connectivity investment target

 

Schools 75%Safety 4/100Transport 67/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Young professionals

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Lopsided profile — strong transport but weak safety

Liveability
50
Safety
4
Schools
45
Transport
67
Environment
35
Investment
46

The bottom line

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

Less suited to Families.

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Location

SW9 8LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW9 8LF

🛡️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 8LF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

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 · 9 min walk

P8: -0.17A8: 38.6

75% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Below London average

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 7 min walk

8 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

87

Road safety score

5

Accidents (5yr)

2

KSI (5yr)

12

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Brixton Fire Station · 323m

Crime is +669% above London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£19,841/m²
Price per ft²£1,843/ft²
Avg floor area44 m²

EPC breakdown

C
7%
D
10%
E
3%

Based on 20 properties · Confidence: medium

Street mix

Terraced 47%Flat 20%Other 33%

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£110,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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

1998–2022 · CAGR

+11.8%

Total change

+1362%

Market Activity

Price Velocity & Acceleration

Current Velocity

+157.6%

per year

Acceleration

+133.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £700k+ · 9 sales

Property Type Mix

Total: 9 sales

Terraced66.7%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£52k£108k+106.7%1.3
Post-dot-com plateau2001–2001£300k£300k+0%1
Pre-crash peak2005–2007£425k£238k-44%1
Help-to-Buy recovery2014–2014£295k£295k+0%1
Rate-rise correction2022–2022£760k£760k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
1.2 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
16 min walk
Stockwell Underground StationNorthern · Victoria
17 min walk
Clapham High Street Rail StationSoutheastern · Windrush
18 min walk
2 bus routes · 10 stops within 400m · 207 buses/hr peak

81

Walkability score

289

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

18

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)10
Nearest car park168m
Santander docks (800m)5
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
206m

Connectivity

Broadband and mobile coverage

100%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed476 Mbps
Median download441 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 waterNONE
No assessed surface water flood risk
Air qualityMEDIUM
NO₂: 48.0 µg/m³ · PM2.5: 10.0 µg/m³
Worse air than 63% of London
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.8 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 22%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 12.4 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

4

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 768 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

97

Parks (1km)

113

Restaurants (800m)

37

Cafes (800m)

17

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

18

Sports (1km)

11

Convenience

Nearest supermarketCo-op Food · 602 m
2 tennis courts1 swimming pools7 sports halls

Nightlife (500m)

1

Nightclubs

18

Late-night venues

B

1

Libraries (1km)

2

Cinemas (2km)

331m

Post office

Nearby shops

Esme's12 m
Mokola Market68 m
Nyame Bekyere72 m
Michaels Meats74 m

Nearby cafes

The Provincial24 m
Express Cafe29 m
Wild Caper37 m
Phoenix Cafe56 m

Nearby restaurants

Three Eight Four6 m
May Foods13 m
Healthy Eaters15 m
Salon15 m

Nearby pubs

Bottle + Rye17 m
The Prince Albert54 m
Flamingo Electric75 m
Bluethroat Brixton82 m

Nearby gyms

Hot Yoga Brixton144 m
Brixton Recreation Centre196 m
LevelOut Brixton216 m
Brixton Street Gym269 m

Nearby pharmacies

Day Lewis Pharmacy988 m

Nearby health

Dentistry For You381 m
Orchard Orthodontics393 m
Blue Dental Care394 m
Brixton Road Mental Health725 m
Food hygiene (5-star)52% of 339

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ACADEMY PHOTOS LIMITED
BRIXTON MARKET RESTAURANTS LTD
COLIBRÍ PAN-ASIAN LTD
EL JUIDERO RESTAURANT LIMITED
FRIENDS OF MINE 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 score39/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

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

50.5

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,734m
Crossrail 2 route3,639m

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)
51
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
10
Local approval rate
68%
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)
96
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
86-88, 86-88, Gresham Road, SW9 7NP71 homes
completed
360-366, 360-366, Coldharbour Lane, SW9 8PL63 homes
completed
LAND BOUNDED BY, LAND BOUNDED BY, GRESHAM ROAD, WILTSHIRE ROAD & CANTERBURY CRESCENT, SW951 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 8LF

Full postcodeSW9 8LF
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.461857
Longitude-0.112947
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