Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.46309, -0.10344

SW9 8TP— Brixton Windrush, Lambeth

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

High-connectivity investment target

 

Schools 50%Safety 70/100Transport 53/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
56
Safety
70
Schools
100
Transport
53
Environment
39
Investment
52

The bottom line

SW9 8TP offers exceptional schools (100% Good/Outstanding), 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 8TP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW9 8TP

🛡️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🎓 School Smart🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How SW9 8TP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Jessop Primary School

Outstanding · Inspected Jan 2024 · 5 min walk

KS2: 110.1

—

Secondary

Ark Evelyn Grace Academy

Not yet inspected · Inspected Feb 2025 · 3 min walk

P8: -0.39A8: 38.9

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 10 min walk

7 primaries · 1 secondaries · 1 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Brixton Fire Station · 421m

Crime is +52% 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£6,369/m²
Price per ft²£592/ft²
Avg floor area100.1 m²

EPC breakdown

B
1%
C
9%
D
39%
E
21%

Based on 70 properties · Confidence: high

Street mix

Semi 6%Terraced 17%Flat 78%

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£250,250
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2026 · CAGR

+3.2%

Total change

+133%

Market Activity

Price Velocity & Acceleration

Current Velocity

-42.9%

per year

Acceleration

-56.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £300k–£350k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached5.9%
Terraced17.6%
Flat/maisonette76.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£150k£63k-58.3%1
Post-dot-com plateau2001–2002£220k£225k+2.3%1
Pre-crash peak2006–2007£330k£325k-1.5%1
GFC & correction2010–2010£155k£155k+0%1
Help-to-Buy recovery2013–2016£310k£525k+69.4%1
Brexit uncertainty2017–2018£526k£335k-36.3%2
Rate-rise correction2023–2023£540k£540k+0%1
Current market2025–2026£613k£350k-42.9%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Flat/maisonette+1.2% α
Local
1.9%
District
0.7%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
8.8 min walk
Loughborough Junction

Nearby stations

Loughborough JunctionNational Rail
5 min walk
Brixton Underground StationVictoria
10 min walk
Denmark Hill Rail StationThameslink · Southeastern
14 min walk
Stockwell Underground StationNorthern · Victoria
21 min walk
Clapham North Underground StationNorthern
23 min walk
No bus stops within 400m

42

Walkability score

132

Footpaths (500m)

3

Santander docks (800m)

0.7 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

11

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)25
Nearest car park367m
Santander docks (800m)3
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
581m

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 waterNONE
No assessed surface water flood risk
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: 2.8 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 58%
More green space than 84% of London

Nearest SSSI: Croham Hurst SSSI — 12.4 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

5

GPs within 1km

3

Dentists within 1km

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 864 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

19

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

11

Sports (1km)

4

Convenience

Nearest supermarketBrixton Food & WIne · 1.2 km
5 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

1

Libraries (1km)

2

Cinemas (2km)

864m

Post office

Nearby shops

Breadbread177 m
Tesco Express231 m
Loco237 m
JJ312 m

Nearby cafes

Stoop Coffee277 m
The Travel Caffè283 m
The Platform Cafe299 m
Blue Turtle Oasis333 m

Nearby restaurants

Control Tower175 m
Aroma Peri Peri Grill245 m
Spice 876255 m
Brix Fried Chicken258 m

Nearby pubs

Supercute Brewhouse185 m
Craft Metropolis229 m
Jalisco269 m
The Cambria401 m

Nearby gyms

Blocfit217 m
Ebony Horse Club233 m
Lê Pôle265 m
The Gym Group328 m

Nearby health

Dentistry For You508 m
Denmark Hill Smiles788 m
Herne Hill Group Practice881 m
Brixton Road Mental Health884 m
Food hygiene (5-star)53% of 106

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

ANKLYN LTD
EMUNA COFFEE LIMITED
KAJAL LONDON LIMITED
LEMONADE STUDIOS LDN LIMITED
NATURE'S ORGANIC HEMP 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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

41.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,295m
Crossrail 2 route4,160m

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
Yes
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
7
Local approval rate
70%
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
0
Under construction
0
Completed (3yr)
151
Largest scheme
525 homes · Loughborough Park Estate, Loughborough Park Estate, Loughborough Park Road, SW9
Pipeline pressure
NONE

Named schemes (500m)

Higgs Industrial Estate, Herne Hill Road, SE24 0AU134 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
LOUGHBOROUGH COMMUNITY CENTRE, LOUGHBOROUGH COMMUNITY CENTRE, ANGELL ROAD, SW9 7PD30 homes
completed
BARRINGTON CENTRE, 55 & 57, BARRINGTON CENTRE, 55 & 57, BARRINGTON ROAD, MILLBROOK ROAD (79), SW928 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 8TP

Full postcodeSW9 8TP
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.463088
Longitude-0.103438
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