Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.46397, -0.10560

SW9 8SE— Brixton Windrush, Lambeth

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

High-connectivity investment target

 

Schools 67%Safety 71/100Transport 53/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
71
Schools
56
Transport
53
Environment
34
Investment
43

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

SW9 8SE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-9.5% vs London avg
vs London crime+36.0% vs London avg

Deep-dive guides for SW9 8SE

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

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Postcode Personality

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“High-connectivity investment target”

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How SW9 8SE 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 · 5 min walk

P8: -0.39A8: 38.9

67% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Below London average

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

88.2 incidents per 1,000 residents

Higher crime than 67% of London
↑ Rising 457.1%

+10% vs borough

Crime by type

Other28%
Violence & sexual offences22%
Anti-social behaviour20%
Vehicle crime8%
Theft7%
Drug offences6%
Burglary5%
Robbery4%

Stop & search

4.0

per 1,000 residents

→ Stable

trend

Road safety

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

4

Incidents (1yr)

11

Incidents (5yr)

Nearest station: Brixton Fire Station · 265m

Crime is +36% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£6,577/m²
Price per ft²£611/ft²
Avg floor area60.8 m²

EPC breakdown

C
33%
D
31%
E
8%

Based on 72 properties · Confidence: high

Street mix

Semi 1%Terraced 32%Flat 61%Other 6%

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£152,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+3.9%

Total change

+218%

Market Activity

Price Velocity & Acceleration

Current Velocity

-57.6%

per year

Acceleration

-88.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £500k–£600k · 63 sales

Property Type Mix

Total: 63 sales

Terraced33.3%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£92k£215k+133.7%1.3
Post-dot-com plateau2001–2004£106k£195k+84%3.8
Pre-crash peak2005–2007£193k£220k+14.3%2.3
GFC & correction2008–2012£250k£265k+6%1.8
Help-to-Buy recovery2013–2016£375k£540k+44%3.8
Brexit uncertainty2019–2019£510k£510k+0%1
Pandemic surge2020–2020£350k£350k+0%3
Rate-rise correction2022–2023£714k£529k-25.9%3
Current market2024–2025£690k£293k-57.6%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+5% alpha

Weakest performer

Flat/maisonette

-1.3% alpha

Terraced+5% α
Local
11.2%
District
6.2%
Flat/maisonette-1.3% α
Local
4%
District
5.3%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
7.3 min walk
Loughborough Junction

Nearby stations

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

50

Walkability score

132

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)

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Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)18
Nearest car park220m
Santander docks (800m)5
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
431m

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download446 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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.6 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 67%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 12.6 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

LARC CLINIC (LA)

9 BRIGHTON TERRACE, BRIXTON, SW9 8DJ

10 min walk

66%

Recommend GP

66%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 932 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

67

Parks (1km)

55

Restaurants (800m)

17

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

12

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 844 m
1 swimming pools6 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

1

Libraries (1km)

2

Cinemas (2km)

801m

Post office

Nearby shops

Payless Food & Wine201 m
Tesco Express207 m
Loco226 m
JJ275 m

Nearby cafes

The Platform Cafe243 m
The Travel Caffè243 m
Stoop Coffee269 m
Carraro299 m

Nearby restaurants

Control Tower161 m
Domino's214 m
Morley's223 m
Brix Fried Chicken226 m

Nearby pubs

Supercute Brewhouse191 m
Jalisco233 m
Craft Metropolis248 m
Brixton Brewery Tap Room273 m

Nearby gyms

Ebony Horse Club95 m
Blocfit222 m
Lê Pôle268 m
The Gym Group364 m

Nearby health

Dentistry For You334 m
Blue Dental Care687 m
Brixton Road Mental Health707 m
Herne Hill Group Practice1.0 km
Food hygiene (5-star)52% of 188

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
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

300 COLDHARBOUR LANE (RESIDENTS) COMPANY LIMITED
320 COLDHARBOUR LANE RTM COMPANY LTD
ARCHWORKS LTD.
BOUILE LTD
NANO JOINERY LTD

+2 more

Investment

Investment grade, yield and market outlook

43

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 score25/100
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

53.4

Price growth score

C
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,282m
Crossrail 2 route3,981m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,813 nationally

1,768

Est. population

13,101/km²

64%

Employed

45%

Degree educated

£38,000

Median income

10.5%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

33

Community stability

Age profile

22%
34%
22%
16%
Under 1822%
18–3434%
35–4922%
50–6416%
65+7%

Tenure

21%
49%
Own outright8%
Own (mortgage)10%
Private rent21%
Social rent49%
Shared ownership11%
Rent free1%

Ethnicity

22%
16%
39%
White British22%
White Other16%
Asian3%
Black39%
Mixed9%
Other11%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine21%
No car household66%
Unemployed7%
No qualifications16%

Housing tenure (Census 2021)

Social rent49%
Private rent21%

vs. London

Income vs London-9.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
28
Planning apps (3 years)
6
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)
1

Housing pipeline (800m)

Homes approved
288
Under construction
0
Completed (3yr)
159
Largest scheme
1989 homes · PARTS OF FAIRFAX MARSTEN & IRETON HOUSE, PARTS OF FAIRFAX MARSTEN & IRETON HOUSE, OVERTON ROAD, SW9
Pipeline pressure
HIGH

Named schemes (500m)

Higgs Industrial Estate, Herne Hill Road, SE24 0AU134 homes
completed
2, 2, Barrington Road, SW9 7EB104 homes
completed
86-88, 86-88, Gresham Road, SW9 7NP71 homes
completed
LAND OPPOSITE, 205-343, LAND OPPOSITE, 205-343, SHAKESPEARE ROAD, SE2450 homes
completed
LAND ADJACENT, 4, LAND ADJACENT, 4, LOUGHBOROUGH PARK, COLDHARBOUR LANE (251), SW943 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 8SE

Full postcodeSW9 8SE
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.463968
Longitude-0.105604
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