Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.46128, -0.11204

SW9 8QA— Brixton Windrush, Lambeth

Location and area intelligence for SW9 8QA, 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 8QA offers low crime and fast broadband — a strong choice for Families and Young professionals.

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Location

SW9 8QA

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 8QA

🛡️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 8QA 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 18 schools within 1.5km

Below London average

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 6 min walk

8 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

100

Road safety score

0

Accidents (5yr)

10

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Brixton Fire Station · 329m

Crime is +56% above London average

Property

Prices, sales volume and market trends

Avg floor area46.4 m²

EPC breakdown

B
2%
C
43%
D
13%
E
6%
G
1%

Based on 65 properties · Confidence: high

Street mix

Semi 17%Terraced 17%Flat 33%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£116,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1998–2005 · CAGR

+10.7%

Total change

+104%

Market Activity

Price Velocity & Acceleration

Current Velocity

+104.2%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached25%
Terraced25%
Flat/maisonette50%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£84k£84k+0%2
Pre-crash peak2005–2005£171k£171k+0%2

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 75% of London
Brixton Underground StationVictoria line
2.3 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

Brixton Underground StationVictoria
3 min walk
BrixtonNational Rail
3 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 · 9 stops within 400m · 190 buses/hr peak

77

Walkability score

263

Footpaths (500m)

6

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)

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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 dock0.2 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
254m

Connectivity

Broadband and mobile coverage

74%

Full fibre

74%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed377 Mbps
Median download398 Mbps
Superfast coverage74%
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: 2.8 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 16%
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 · 855 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

84

Parks (1km)

113

Restaurants (800m)

37

Cafes (800m)

16

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

18

Sports (1km)

11

Convenience

Nearest supermarketBrixton Food & WIne · 772 m
2 tennis courts1 swimming pools7 sports halls

Nightlife (500m)

1

Nightclubs

17

Late-night venues

B

1

Libraries (1km)

2

Cinemas (2km)

421m

Post office

Nearby shops

Atlantic Meat Market66 m
Michaels Meats88 m
Esme's100 m
Traditional Artisanal French Store108 m

Nearby cafes

Phoenix Cafe44 m
Brixton Pound Cafe75 m
Love Cake Cafe91 m
The Provincial108 m

Nearby restaurants

Fujiyama26 m
Brix46 m
Bánh Bánh51 m
El Juider64 m

Nearby pubs

Clover's36 m
Flamingo Electric52 m
Ghost Whale68 m
Bluethroat Brixton80 m

Nearby gyms

Hot Yoga Brixton133 m
Brixton Street Gym185 m
London Ip Man Wing Chun Kung Fu274 m
Brixton Recreation Centre275 m

Nearby pharmacies

Day Lewis Pharmacy970 m

Nearby health

Orchard Orthodontics406 m
Dentistry For You413 m
Blue Dental Care479 m
Brixton Road Mental Health791 m
Food hygiene (5-star)51% of 335

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
2
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

DELIA MICROBLADING LONDON LTD
MERHABA TRADITIONAL RESTAURANT & BAR LTD
MOTION CONNECT CIC

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

48.1

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,759m
Crossrail 2 route3,724m

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
No
Article 4 area
No
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)
27
Planning apps (3 years)
9
Local approval rate
67%
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)
97
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
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 8QA

Full postcodeSW9 8QA
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.461284
Longitude-0.112035
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