Brixton Windrush · Lambeth · Dulwich and West Norwood constituency · 51.46246, -0.10787

SW9 8TT— Brixton Windrush, Lambeth

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

High-connectivity investment target

 

Schools 71%Safety 70/100Transport 52/100Yield 3.91%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
70
Schools
59
Transport
52
Environment
34
Investment
58

The bottom line

SW9 8TT 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 8TT

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 8TT

🛡️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 8TT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

59

Education score

Good for families
★ Top school within 1km
★

Primary

Hill Mead Primary School

Requires Improvement · Inspected Jun 2024 · 1 min walk

KS2: 100.7

—

Secondary

Ark Evelyn Grace Academy

Not yet inspected · Inspected Feb 2025 · 4 min walk

P8: -0.39A8: 38.9

71% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Below London average

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 7 min walk

9 primaries · 1 secondaries · 2 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)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 178m

Crime is +52% above London average

Property

Prices, sales volume and market trends

Avg floor area75.3 m²

EPC breakdown

C
11%
D
19%
E
2%

Based on 32 properties · Confidence: high

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£188,250
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
WallsSystem built, as built, no insulation (assumed)
RoofFlat, limited insulation (assumed)
Heating fuelmains gas (community)
GlazingSome double glazing
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2017 · CAGR

+1.7%

Total change

+5%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.6%

per year

Acceleration

+37.87

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2016£375k£275k-26.7%1
Brexit uncertainty2017–2017£395k£395k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
5.1 min walk
Brixton→ Victoria· 4 tph
7 min

Nearby stations

BrixtonNational Rail
6 min walk
Brixton Underground StationVictoria
6 min walk
Denmark Hill Rail StationThameslink · Southeastern
18 min walk
Stockwell Underground StationNorthern · Victoria
19 min walk
Clapham North Underground StationNorthern
20 min walk
No bus stops within 400m

51

Walkability score

119

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

15

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)28
Nearest car park217m
Santander docks (800m)5
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Pope's Road Short Stay Car Park
297m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.8 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

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): 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

8 min walk

66%

Recommend GP

66%

Overall GP experience

4

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

71

Parks (1km)

99

Restaurants (800m)

31

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

16

Sports (1km)

2

Convenience

Nearest supermarketBrixton Food & WIne · 970 m
1 swimming pools7 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

1

Libraries (1km)

2

Cinemas (2km)

597m

Post office

Nearby shops

Payless Food & Wine66 m
Brixton's Best Shop227 m
Atlantic Meat Market267 m
Traditional Artisanal French Store283 m

Nearby cafes

Carraro173 m
Burnt Toast Cafe262 m
Love Cake Cafe266 m
Brixton Pound Cafe267 m

Nearby restaurants

Domino's63 m
Morley's66 m
Okan69 m
Jimmy's Plaice88 m

Nearby pubs

Brixton Brewery Tap Room159 m
Lost In Brixton274 m
Bluethroat Brixton277 m
Clover's285 m

Nearby gyms

Hot Yoga Brixton218 m
Brixton Street Gym224 m
Ebony Horse Club315 m
Brixton Recreation Centre398 m

Nearby health

Dentistry For You309 m
Blue Dental Care595 m
Orchard Orthodontics723 m
Brixton Road Mental Health746 m
Food hygiene (5-star)50% of 316

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BERKELEY VINCENT LIMITED
BLACK PRINCE LIMITED
DAVINCI ASSOCIATES LTD
PRINCE BOOKS LIMITED
PROVIDENCE LIMITED

Investment

Investment grade, yield and market outlook

58

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 score36/100
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

42.3

Price growth score

D
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route3,505m
Crossrail 2 route3,920m

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
No
Listed buildings (800m)
22
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
30
Planning apps (3 years)
7
Local approval rate
67%
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)
154
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)

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
368-372, 368-372, Coldharbour Lane, SW9 8PL155 homes
completed
2, 2, Barrington Road, SW9 7EB104 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 8TT

Full postcodeSW9 8TT
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardBrixton Windrush
Latitude51.462458
Longitude-0.107869
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
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