Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.46125, -0.11152

SW9 8PY— Brixton Windrush, Lambeth

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

High-connectivity investment target

 

Schools 75%Safety 69/100Transport 65/100Yield 3.91%

Best for: Families, Young professionals

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Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
69
Schools
61
Transport
65
Environment
34
Investment
53

The bottom line

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

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Location

SW9 8PY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.2% vs London avg
vs London crime+56.0% vs London avg

Deep-dive guides for SW9 8PY

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

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“High-connectivity investment target”

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How SW9 8PY 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 · 6 min walk

P8: -0.39A8: 38.9

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 · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

101.5 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 413.6%

+27% vs borough

Crime by type

Other27%
Anti-social behaviour20%
Violence & sexual offences19%
Theft9%
Vehicle crime8%
Drug offences7%
Robbery6%
Burglary4%

Stop & search

6.7

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

9

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 313m

Crime is +56% above London average

Property

Prices, sales volume and market trends

Avg floor area57.4 m²

EPC breakdown

C
2%
D
3%

Based on 5 properties · Confidence: low

Street mix

Flat 67%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

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£143,500
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2006 · CAGR

+12.7%

Total change

+161%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.7%

per year

Acceleration

-130.91

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£59k£59k+0%1
Post-dot-com plateau2001–2001£119k£119k+0%3
Pre-crash peak2005–2006£234k£153k-34.7%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

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
2.6 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

Brixton Underground StationVictoria
3 min walk
BrixtonNational Rail
4 min walk
Clapham North Underground StationNorthern
17 min walk
Stockwell Underground StationNorthern · Victoria
18 min walk
Clapham High Street Rail StationSoutheastern · Windrush
19 min walk
2 bus routes · 10 stops within 400m · 68 buses/hr peak

77

Walkability score

250

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)

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Parking & EV

Car parks, spaces and charging points

17

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)10
Nearest car park200m
Santander docks (800m)6
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
257m

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 waterMEDIUM
Medium
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: 2.9 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 22%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 12.3 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

4 min walk

66%

Recommend GP

66%

Overall GP experience

4

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 888 m
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

82

Parks (1km)

113

Restaurants (800m)

37

Cafes (800m)

15

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

18

Sports (1km)

11

Convenience

Nearest supermarketBrixton Food & WIne · 773 m
2 tennis courts1 swimming pools7 sports halls

Nightlife (500m)

1

Nightclubs

16

Late-night venues

B

1

Libraries (1km)

2

Cinemas (2km)

448m

Post office

Nearby shops

Atlantic Meat Market61 m
Michaels Meats96 m
Traditional Artisanal French Store115 m
Esme's132 m

Nearby cafes

Brixton Pound Cafe40 m
Phoenix Cafe66 m
Love Cake Cafe92 m
Burnt Toast Cafe123 m

Nearby restaurants

Fujiyama15 m
The Courtesan32 m
Black & White35 m
Brix73 m

Nearby pubs

Clover's34 m
Ghost Whale41 m
Flamingo Electric60 m
Bluethroat Brixton84 m

Nearby gyms

Hot Yoga Brixton121 m
Brixton Street Gym150 m
London Ip Man Wing Chun Kung Fu263 m
Brixton Recreation Centre292 m

Nearby health

Dentistry For You408 m
Orchard Orthodontics436 m
Blue Dental Care501 m
Brixton Road Mental Health798 m
Food hygiene (5-star)51% of 332

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
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

EQUITY HANDS LTD
KURISU LIMITED
NARDOO LIMITED
ORIGINAL BROWNING HAIR SALON LIMITED
PORTERS BARBERS BRIXTON LIMITED

+2 more

Investment

Investment grade, yield and market outlook

53

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 score40/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

47.5

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,745m
Crossrail 2 route3,758m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,564 nationally

2,226

Est. population

22,111/km²

57%

Employed

44%

Degree educated

£41,500

Median income

7.6%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

41

Community stability

Age profile

22%
33%
17%
20%
Under 1823%
18–3433%
35–4917%
50–6420%
65+7%

Tenure

70%
Own outright9%
Own (mortgage)9%
Private rent11%
Social rent70%
Shared ownership1%
Rent free0%

Ethnicity

61%
White British12%
White Other10%
Asian6%
Black61%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine25%
No car household64%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Social rent70%
Private rent11%

vs. London

Income vs London-1.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
47
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)
9
Local approval rate
69%
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)
23
Largest scheme
525 homes · Loughborough Park Estate, Loughborough Park Estate, Loughborough Park 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
Effra Primary School, 37, Effra Primary School, 37, Effra Parade, SW2 1PJ129 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 8PY

Full postcodeSW9 8PY
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.461249
Longitude-0.111518
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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