Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.46002, -0.10652

SW9 8QS— Brixton Windrush, Lambeth

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

High-connectivity investment target

 

Schools 67%Safety 69/100Transport 59/100Yield 3.91%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
69
Schools
56
Transport
59
Environment
32
Investment
52

The bottom line

SW9 8QS offers low crime — 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 8QS

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 8QS

🛡️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 8QS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
★

Primary

Hill Mead Primary School

Requires Improvement · Inspected Jun 2024 · 3 min walk

KS2: 100.7

—

Secondary

Ark Evelyn Grace Academy

Not yet inspected · Inspected Feb 2025 · 2 min walk

P8: -0.39A8: 38.9

67% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Below London average

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 5 min walk

7 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Brixton Fire Station · 460m

Crime is +56% above London average

Property

Prices, sales volume and market trends

Avg floor area78.1 m²

EPC breakdown

B
2%
C
62%
D
11%
E
11%

Based on 86 properties · Confidence: high

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

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£195,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2021 · CAGR

+5.6%

Total change

+138%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.4%

per year

Acceleration

-58.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 8 sales

Property Type Mix

Total: 8 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2005£210k£210k+0%1
Help-to-Buy recovery2014–2016£480k£527k+9.7%1
Brexit uncertainty2018–2019£436k£613k+40.5%2
Pandemic surge2021–2021£500k£500k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+48.2% alpha

Terraced+48.2% α
Local
40.5%
District
-7.7%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

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
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
7 min walk
Loughborough Junction

Nearby stations

Brixton Underground StationVictoria
8 min walk
Loughborough JunctionNational Rail
10 min walk
Denmark Hill Rail StationThameslink · Southeastern
19 min walk
Clapham North Underground StationNorthern
22 min walk
Stockwell Underground StationNorthern · Victoria
22 min walk
No bus stops within 400m

50

Walkability score

124

Footpaths (500m)

5

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria ★27 min
Waterloo32 min ↓
Canary Wharf45 min ≈
City37 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)

3

EV chargers (800m)

Total spaces (800m)10
Nearest car park458m
Santander docks (800m)5
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
537m

Connectivity

Broadband and mobile coverage

100%

Full fibre

6%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed124 Mbps
Median download174 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 AONB5% green spaceTree canopy: 58%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 12.1 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

9 min walk

66%

Recommend GP

66%

Overall GP experience

2

GPs within 1km

4

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

74

Parks (1km)

69

Restaurants (800m)

21

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

17

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Ghost Whale (343 m)

Nearest supermarketBrixton Food & WIne · 778 m
1 tennis courts2 swimming pools7 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

2

Cinemas (2km)

999m

Post office

Nearby shops

Stanley Mini Market296 m
Payless Food & Wine353 m
Breadbread361 m
Atlantic Meat Market402 m

Nearby cafes

Koala Coffee255 m
Brixton Pound Cafe334 m
Love Cake Cafe423 m
Phoenix Cafe435 m

Nearby restaurants

Maureen's Brixton Kitchen259 m
Nomma Italian314 m
Black & White339 m
The Courtesan342 m

Nearby pubs

Ghost Whale343 m
Clover's398 m
Flamingo Electric419 m
Bluethroat Brixton427 m

Nearby gyms

Brixton Street Gym224 m
London Ip Man Wing Chun Kung Fu334 m
Hot Yoga Brixton401 m
Ebony Horse Club539 m

Nearby health

Dentistry For You593 m
Herne Hill Group Practice704 m
Herne Hill Dental Practice735 m
Orchard Orthodontics738 m
Food hygiene (5-star)50% of 213

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

BRIXTON SAUNA GARDEN LIMITED
COVAL SOLUTIONS LTD
DANS TRADING INTERNATIONAL LIMITED
JUNE MARGARET HENRY LIMITED
MAMIIR CONSULTING LIMITED

+2 more

Investment

Investment grade, yield and market outlook

52

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 score29/100
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

40.7

Price growth score

D
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,697m
Crossrail 2 route4,129m

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)
18
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
34
Planning apps (3 years)
8
Local approval rate
65%
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)
11
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
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
86-88, 86-88, Gresham Road, SW9 7NP71 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 8QS

Full postcodeSW9 8QS
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.460017
Longitude-0.106516
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
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