Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.46149, -0.11350

SW9 8LL— Brixton Windrush, Lambeth

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

The practical family move

 

Schools 75%Safety 78/100Transport 66/100Yield 3.91%

Best for: Families, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
78
Schools
45
Transport
66
Environment
33
Investment
59

The bottom line

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

The catch: high noise levels nearby.

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

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

SW9 8LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.2% vs London avg
vs London crime-35.0% vs London avg

Deep-dive guides for SW9 8LL

🛡️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

“The practical family move”

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How SW9 8LL 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 · 8 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.3 incidents per 1,000 residents

Better than 69% of London
↑ Rising 252.6%

from a low base — still below London average

-47% vs borough

Crime by type

Other33%
Violence & sexual offences21%
Anti-social behaviour15%
Drug offences13%
Robbery7%
Theft4%
Vehicle crime3%
Burglary3%

Stop & search

6.9

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

12

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 379m

Crime is 35% below London average

Property

Prices, sales volume and market trends

Avg floor area64.1 m²

EPC breakdown

B
1%
C
29%
D
9%

Based on 39 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£160,250
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

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
Better than 76% of London
Brixton Underground StationVictoria line
1.4 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

Brixton Underground StationVictoria
2 min walk
BrixtonNational Rail
3 min walk
Clapham North Underground StationNorthern
15 min walk
Stockwell Underground StationNorthern · Victoria
17 min walk
Clapham High Street Rail StationSoutheastern · Windrush
17 min walk
2 bus routes · 10 stops within 400m · 248 buses/hr peak

80

Walkability score

292

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

17

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)10
Nearest car park224m
Santander docks (800m)5
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
260m

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 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.8 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 37%
Below 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

5

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 758 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

91

Parks (1km)

114

Restaurants (800m)

37

Cafes (800m)

17

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

18

Sports (1km)

12

Convenience

Nearest supermarketCo-op Food · 623 m
2 tennis courts1 swimming pools7 sports halls

Nightlife (500m)

1

Nightclubs

18

Late-night venues

B

1

Libraries (1km)

2

Cinemas (2km)

342m

Post office

Nearby shops

Esme's51 m
Nyame Bekyere54 m
Colombian pastery61 m
Mokola Market124 m

Nearby cafes

Phoenix Cafe29 m
Duck Egg Cafe34 m
Wild Caper63 m
Express Cafe66 m

Nearby restaurants

Bickles Caribbean Take-away15 m
Fancy Funkin Chicken29 m
Le Bab30 m
Nanban35 m

Nearby pubs

The Prince Albert28 m
Market House37 m
Bottle + Rye39 m
The Prince of Wales101 m

Nearby gyms

Hot Yoga Brixton195 m
LevelOut Brixton208 m
Brixton Recreation Centre235 m
Brixton Street Gym288 m

Nearby pharmacies

Day Lewis Pharmacy933 m

Nearby health

Orchard Orthodontics337 m
Blue Dental Care418 m
Dentistry For You436 m
Lambeth Hospital758 m
Food hygiene (5-star)52% of 337

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

59

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 score41/100
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

52.1

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,788m
Crossrail 2 route3,624m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,409 nationally

1,584

Est. population

21,333/km²

75%

Employed

67%

Degree educated

£41,500

Median income

4.6%

Claimant rate

Urban coreVery high densityYoung professionals

31

Community stability

Age profile

51%
17%
13%
Under 1811%
18–3451%
35–4917%
50–6413%
65+7%

Tenure

14%
40%
32%
Own outright11%
Own (mortgage)14%
Private rent40%
Social rent32%
Shared ownership3%

Ethnicity

47%
22%
White British47%
White Other13%
Asian4%
Black22%
Mixed10%
Other5%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine12%
No car household69%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Private rent40%
Social rent32%

vs. London

Income vs London-1.2%

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)
26
Planning apps (3 years)
10
Local approval rate
62%
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
'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
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 8LL

Full postcodeSW9 8LL
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.461488
Longitude-0.113495
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