Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.46408, -0.10534

SW9 8SP— Brixton Windrush, Lambeth

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

High-connectivity investment target

 

Schools 67%Safety 71/100Transport 53/100Yield 3.91%⚠ 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
54

The bottom line

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

The catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

SW9 8SP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW9 8SP

🛡️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 8SP 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

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 285m

Crime is +36% above London average

Property

Prices, sales volume and market trends

Avg floor area45 m²

EPC breakdown

C
6%
D
8%
E
1%

Based on 15 properties · Confidence: medium

Street mix

Flat 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£112,500
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

2001–2015 · CAGR

+11.2%

Total change

+343%

Market Activity

Price Velocity & Acceleration

Current Velocity

+99.0%

per year

Acceleration

+44.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2003£87k£125k+43.7%1
Pre-crash peak2007–2007£194k£194k+0%2
Help-to-Buy recovery2015–2015£385k£385k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
7.5 min walk
Loughborough Junction

Nearby stations

Loughborough JunctionNational Rail
4 min walk
Brixton Underground StationVictoria
9 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

144

Footpaths (500m)

5

Santander docks (800m)

0.6 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

10

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)18
Nearest car park211m
Santander docks (800m)5
Nearest cycle dock0.6 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
450m

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 waterMEDIUM
Medium
Air qualityMEDIUM
NO₂: 48.0 µg/m³ · PM2.5: 10.0 µg/m³
Worse air than 63% of London
NoiseHIGH
road · Rail Lden: 55 dB
Noisier than 70% of London
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: 70%
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

THE CORNER SURGERY

99 COLDHARBOUR LANE, SE5 9NS

11 min walk

65%

Recommend GP

65%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 910 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

68

Parks (1km)

52

Restaurants (800m)

16

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

12

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 857 m
1 swimming pools6 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

1

Libraries (1km)

2

Cinemas (2km)

805m

Post office

Nearby shops

Tesco Express185 m
Loco204 m
Payless Food & Wine223 m
JJ253 m

Nearby cafes

The Travel Caffè221 m
The Platform Cafe223 m
Stoop Coffee247 m
Blue Turtle Oasis299 m

Nearby restaurants

Control Tower139 m
Brix Fried Chicken204 m
Aroma Peri Peri Grill210 m
Domino's236 m

Nearby pubs

Supercute Brewhouse169 m
Jalisco211 m
Craft Metropolis226 m
Brixton Brewery Tap Room293 m

Nearby gyms

Ebony Horse Club81 m
Blocfit200 m
Lê Pôle246 m
The Gym Group341 m

Nearby health

Dentistry For You348 m
Blue Dental Care703 m
Brixton Road Mental Health712 m
Herne Hill Group Practice1.0 km
Food hygiene (5-star)53% of 180

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

GLSCOURIER LTD

Investment

Investment grade, yield and market outlook

54

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

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

34.7

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,262m
Crossrail 2 route3,992m

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)
27
Planning apps (3 years)
8
Local approval rate
63%
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)
152
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
L.B. LAMBETH DEPOT, 105, L.B. LAMBETH DEPOT, 105, MINET ROAD, SW9 7UH74 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

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 8SP

Full postcodeSW9 8SP
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.464081
Longitude-0.105340
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