Herne Hill & Loughborough Junction · Lambeth · Dulwich and West Norwood constituency · 51.46603, -0.10235

SW9 8SA— Herne Hill & Loughborough Junction, Lambeth

Location and area intelligence for SW9 8SA, Herne Hill & Loughborough Junction, Lambeth

High-connectivity investment target

 

Schools 71%Safety 70/100Transport 57/100Yield 3.91%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
62
Safety
70
Schools
43
Transport
57
Environment
39
Investment
66

The bottom line

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

The catch: very high noise (60 dB) — check proximity to rail lines.

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Location

SW9 8SA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+6.9% vs London avg
vs London crime+52.0% vs London avg

Deep-dive guides for SW9 8SA

🛡️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 8SA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

43

Education score

Fair for families
★ Top school within 1km
—

Primary

Loughborough Primary School

Not yet inspected · 5 min walk

—

Secondary

Ark Evelyn Grace Academy

Not yet inspected · Inspected Feb 2025 · 7 min walk

P8: -0.39A8: 38.9

71% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Below London average

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 14 min walk

7 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

98.6 incidents per 1,000 residents

Higher crime than 74% of London
↑ Rising 331.3%

+23% vs borough

Crime by type

Other24%
Anti-social behaviour22%
Violence & sexual offences21%
Drug offences8%
Theft7%
Vehicle crime7%
Burglary6%
Robbery4%

Stop & search

9.1

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

7

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Brixton Fire Station · 553m

Crime is +52% above London average

Property

Prices, sales volume and market trends

Avg floor area49.8 m²

EPC breakdown

B
4%
C
14%
D
12%
E
7%

Based on 37 properties · Confidence: high

Street mix

Semi 25%Terraced 15%Flat 50%Other 10%

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£124,500
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2019 · CAGR

+11%

Total change

+900%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.3%

per year

Acceleration

-56.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £50k–£75k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached27.8%
Terraced16.7%
Flat/maisonette55.6%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£53k£145k+176.2%2
Post-dot-com plateau2001–2004£68k£120k+76.5%1.3
Pre-crash peak2005–2007£475k£280k-41.1%1.5
Help-to-Buy recovery2013–2013£250k£250k+0%1
Brexit uncertainty2018–2019£440k£525k+19.3%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.5% alpha

Flat/maisonette+3.5% α
Local
9.7%
District
6.2%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
10.8 min walk
Loughborough Junction

Nearby stations

Loughborough JunctionNational Rail
0 min walk
Denmark Hill Rail StationThameslink · Southeastern
12 min walk
Brixton Underground StationVictoria
12 min walk
Stockwell Underground StationNorthern · Victoria
20 min walk
Oval Underground StationNorthern
24 min walk
No bus stops within 400m

47

Walkability score

156

Footpaths (500m)

2

Santander docks (800m)

0.8 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

15

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)18
Nearest car park185m
Santander docks (800m)2
Nearest cycle dock0.8 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
710m
🅿️
The Haven Parking
727m

Connectivity

Broadband and mobile coverage

94%

Full fibre

58%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed329 Mbps
Median download343 Mbps
Superfast coverage94%
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
NoiseVERY HIGH
road · Rail Lden: 60 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.5 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 25%
More green space than 86% of London

Nearest SSSI: Croham Hurst SSSI — 12.8 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): 3

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

THE CORNER SURGERY

99 COLDHARBOUR LANE, SE5 9NS

8 min walk

65%

Recommend GP

65%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 629 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

108

Parks (1km)

18

Restaurants (800m)

11

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

16

Sports (1km)

9

Convenience

Nearest supermarketLidl · 974 m
6 tennis courts5 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D

1

Libraries (1km)

2

Cinemas (2km)

1.1km

Post office

Nearby shops

JJ56 m
Subhan Supermarket86 m
Loco103 m
Co-op Food104 m

Nearby cafes

Blue Turtle Oasis3 m
LJ Grind47 m
Stoop Coffee59 m
The Travel Caffè82 m

Nearby restaurants

Mikos Gyros29 m
Wang Fa Chinese Takeaway34 m
Jerk Island39 m
Spice 87683 m

Nearby pubs

Jalisco89 m
Craft Metropolis108 m
Supercute Brewhouse153 m
Casa Mofongo226 m

Nearby gyms

Lê Pôle71 m
Equal Fitness88 m
The Gym Group95 m
Blocfit120 m

Nearby pharmacies

Day Lewis Pharmacy1.1 km

Nearby health

Dentistry For You562 m
One Dental639 m
King's College Hospital661 m
King's College Hospital Emergency Department730 m
Food hygiene (5-star)51% of 116

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
4
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

A.J.S.O LIMITED
B & C INVESTMENT LIMITED
B D CHEM LIMITED
BLUE TURTLE OASIS LTD
CLEAR OPTICS LIMITED

+10 more

Investment

Investment grade, yield and market outlook

66

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 score19/100
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

36

Price growth score

D
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route2,972m
Crossrail 2 route4,075m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,578 nationally

2,099

Est. population

9,604/km²

70%

Employed

56%

Degree educated

£44,900

Median income

5.9%

Claimant rate

Urban coreHigh densityYoung professionals

34

Community stability

Age profile

14%
45%
21%
16%
Under 1814%
18–3445%
35–4921%
50–6416%
65+4%

Tenure

20%
32%
37%
Own outright7%
Own (mortgage)20%
Private rent32%
Social rent37%
Shared ownership5%

Ethnicity

30%
14%
30%
White British30%
White Other14%
Asian13%
Black31%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine15%
No car household70%
Unemployed6%
No qualifications11%

Housing tenure (Census 2021)

Social rent37%
Private rent32%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
18
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
10
Local approval rate
64%
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
0
Under construction
0
Completed (3yr)
156
Largest scheme
1989 homes · PARTS OF FAIRFAX MARSTEN & IRETON HOUSE, PARTS OF FAIRFAX MARSTEN & IRETON HOUSE, OVERTON ROAD, SW9
Pipeline pressure
NONE

Named schemes (500m)

Higgs Industrial Estate, Herne Hill Road, SE24 0AU134 homes
completed
L.B. LAMBETH DEPOT, 105, L.B. LAMBETH DEPOT, 105, MINET ROAD, SW9 7UH74 homes
completed
LAND ADJACENT, 4, LAND ADJACENT, 4, LOUGHBOROUGH PARK, COLDHARBOUR LANE (251), SW943 homes
completed
LOUGHBOROUGH COMMUNITY CENTRE, LOUGHBOROUGH COMMUNITY CENTRE, ANGELL ROAD, SW9 7PD30 homes
completed
REAR OF, 2-28, REAR OF, 2-28, MILKWOOD ROAD, SE2417 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
18.7%
Ward turnout
137%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Ciara AlleyneGreen
Paul ValentineGreen
Alan AndrewsGreen

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Key facts for SW9 8SA

Full postcodeSW9 8SA
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardHerne Hill & Loughborough Junction
Latitude51.466029
Longitude-0.102351
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