Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.46060, -0.10829

SW9 8QL— Brixton Windrush, Lambeth

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

High-connectivity investment target

 

Schools 71%Safety 69/100Transport 51/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
69
Schools
59
Transport
51
Environment
32
Investment
42

The bottom line

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

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SW9 8QL

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 8QL

🛡️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

“High-connectivity investment target”

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How SW9 8QL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

59

Education score

Good for families
★ Top school within 1km
★

Primary

Hill Mead Primary School

Requires Improvement · Inspected Jun 2024 · 2 min walk

KS2: 100.7

—

Secondary

Ark Evelyn Grace Academy

Not yet inspected · Inspected Feb 2025 · 4 min walk

P8: -0.39A8: 38.9

71% 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 · 5 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Brixton Fire Station · 357m

Crime is +56% above London average

Property

2 Jul

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£6,006/m²
Price per ft²£558/ft²
Avg floor area75.1 m²

EPC breakdown

C
15%
D
9%

Based on 24 properties · Confidence: medium

Street mix

Terraced 100%

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£187,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, filled cavity
RoofPitched, insulated at rafters
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

1997–2025 · CAGR

+8.9%

Total change

+996%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.0%

per year

Acceleration

-0.35

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £400k–£450k · 7 sales

Property Type Mix

Total: 7 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£52k£52k+0%1
Pre-crash peak2007–2007£239k£239k+0%1
Help-to-Buy recovery2013–2016£400k£580k+45%1
Brexit uncertainty2019–2019£576k£576k+0%1
Current market2025–2025£570k£570k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Brixton Underground StationVictoria line
5.4 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

BrixtonNational Rail
6 min walk
Brixton Underground StationVictoria
6 min walk
Denmark Hill Rail StationThameslink · Southeastern
20 min walk
Clapham North Underground StationNorthern
20 min walk
Stockwell Underground StationNorthern · Victoria
20 min walk
No bus stops within 400m

55

Walkability score

138

Footpaths (500m)

5

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

Canary Wharf50 min ↑
City ★44 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

16

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)10
Nearest car park333m
Santander docks (800m)5
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
408m

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 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: 3.0 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 34%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 12.2 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

7 min walk

66%

Recommend GP

66%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

78

Parks (1km)

92

Restaurants (800m)

30

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

17

Sports (1km)

4

Convenience

Nearest supermarketBrixton Food & WIne · 770 m
2 swimming pools8 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

1

Libraries (1km)

2

Cinemas (2km)

666m

Post office

Nearby shops

Atlantic Meat Market263 m
Payless Food & Wine271 m
Michaels Meats302 m
Traditional Artisanal French Store312 m

Nearby cafes

Brixton Pound Cafe196 m
Koala Coffee243 m
Love Cake Cafe284 m
Phoenix Cafe296 m

Nearby restaurants

Black & White201 m
The Courtesan203 m
Maureen's Brixton Kitchen220 m
Brixton House243 m

Nearby pubs

Ghost Whale208 m
Clover's258 m
Flamingo Electric280 m
Bluethroat Brixton287 m

Nearby gyms

Brixton Street Gym87 m
London Ip Man Wing Chun Kung Fu265 m
Hot Yoga Brixton265 m
Brixton Recreation Centre483 m

Nearby health

Dentistry For You488 m
Orchard Orthodontics625 m
Blue Dental Care697 m
Herne Hill Group Practice839 m
Food hygiene (5-star)51% of 277

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

BOX BOY GOT MAGIC LTD
CLARIS LOGISTICS LTD

Investment

Investment grade, yield and market outlook

42

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 score35/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

49.6

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,700m
Crossrail 2 route3,990m

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)
33
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
8
Local approval rate
55%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
288
Under construction
0
Completed (3yr)
20
Largest scheme
525 homes · Loughborough Park Estate, Loughborough Park Estate, Loughborough Park Road, SW9
Pipeline pressure
HIGH

Named schemes (500m)

Loughborough Park Estate, Loughborough Park Estate, Loughborough Park Road, SW9525 homes
completed
Phase 3, Loughborough Park Estate, Phase 3, Loughborough Park Estate, Loughborough Park Road, SW9 8NL276 homes
completed
368-372, 368-372, Coldharbour Lane, SW9 8PL155 homes
completed
Effra Primary School, 37, Effra Primary School, 37, Effra Parade, SW2 1PJ129 homes
completed
Phase 2, Holmbury House and part Farmleigh House, Phase 2, Holmbury House and part Farmleigh House, Loughborough Park Road, And Strip Of Land In Front Of Elvedon House, SW9 8NL95 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 8QL

Full postcodeSW9 8QL
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.460603
Longitude-0.108292
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
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TfL
Transport
for London
NHS
Digital
Companies
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Agency
Ofcom
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