Stockwell West & Larkhall · Lambeth · Vauxhall and Camberwell Green constituency · 51.47075, -0.12479

SW9 9AE— Stockwell West & Larkhall, Lambeth

Location and area intelligence for SW9 9AE, Stockwell West & Larkhall, Lambeth

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 57/100Yield 3.91%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
70
Schools
90
Transport
57
Environment
34
Investment
52

The bottom line

SW9 9AE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how SW9 9AE scores on each.

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Do you have or plan to have school-age children?
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Location

SW9 9AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-1.4% vs London avg
vs London crime+43.0% vs London avg

Deep-dive guides for SW9 9AE

🛡️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 9AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Allen Edwards Primary School

Good · Inspected Jun 2024 · 4 min walk

KS2: 107.0

★★

Secondary

Platanos College

Good · Inspected Oct 2021 · 6 min walk

P8: -0.18A8: 44.8

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

Top 10% — exceptional provision

Childcare

Childcare

Tachbrook Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

92.6 incidents per 1,000 residents

Higher crime than 70% of London
↑ Rising 590.9%

+16% vs borough

Crime by type

Other40%
Violence & sexual offences20%
Anti-social behaviour18%
Vehicle crime5%
Burglary5%
Drug offences4%
Robbery4%
Theft3%

Stop & search

3.7

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

7

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

12

Incidents (1yr)

60

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.3km

Crime is +43% above London average

Property

Prices, sales volume and market trends

Avg floor area94.7 m²

EPC breakdown

B
11%
C
5%

Based on 16 properties · Confidence: medium

Street mix

Flat 78%Other 22%

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 costMedium
Rebuild cost estimate£236,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,437
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2011–2012 · CAGR

+-17.1%

Total change

-17%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.1%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2011–2012£175k£145k-17.1%3.5

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Stockwell Underground StationNorthern line
2.1 min walk
Clapham High Street

Nearby stations

Stockwell Underground StationNorthern · Victoria
3 min walk
Clapham North Underground StationNorthern
9 min walk
Clapham High Street Rail StationWindrush
10 min walk
Clapham High StreetNational Rail
10 min walk
Wandsworth Road Rail StationWindrush
12 min walk
No bus stops within 400m

66

Walkability score

147

Footpaths (500m)

13

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge30 min ↓
Victoria ★25 min
Waterloo29 min ↓
Canary Wharf42 min ↓
City34 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

9

Car parks (800m)

2

EV chargers (800m)

Nearest car park117m
Santander docks (800m)13
Nearest cycle dock0.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

86%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed457 Mbps
Median download432 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.7 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 7.5 km

Energy

Solar: 856 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

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 yield856.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE GRANTHAM PRACTICE

275-277 CLAPHAM ROAD, STOCKWELL, SW9 9BH

1 min walk

94%

Recommend GP

94%

Overall GP experience

11

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 624 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

87

Parks (1km)

25

Restaurants (800m)

13

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

7

Convenience

Nearest supermarketIceland · 16 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

0

Libraries (1km)

2

Cinemas (2km)

678m

Post office

Nearby shops

Sainsbury's Local47 m
Mega Save90 m
Edah Express106 m
Payless Food & Wine296 m

Nearby cafes

Cantinho do Goias36 m
Blue Nile Cafe37 m
Costa235 m
Cafe Alula253 m

Nearby restaurants

Greggs9 m
Tito's73 m
Peri Peri85 m
EMT Restaurant97 m

Nearby pubs

The Swan222 m
The Phoenix271 m
Lucy 1st282 m
The Priory Arms517 m

Nearby gyms

Jetts Fitness124 m
Moreyoga653 m
PureGym722 m
Gymnasivm736 m

Nearby pharmacies

Pulse Pharmacy15 m
Harfleur Pharmacy211 m
Halls Pharmacy688 m
Pearl Pharmacy843 m

Nearby health

The Grantham Practice48 m
SW9 Dental123 m
Binfield Road General Practice222 m
Springfield Medical Centre568 m
Food hygiene (5-star)50% of 97

Business

Local businesses registered here

Active businesses
19
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

ALI KHAN EXPRESS LTD
ARK FOOD'S LTD
BRAZILIAN CENTRE UK LTD
BWC DATA LIMITED
CLEARA LIMITED

+14 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 score20/100
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

41.3

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route3,268m
Crossrail 2 route2,450m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,587 nationally

1,641

Est. population

18,228/km²

63%

Employed

47%

Degree educated

£41,400

Median income

8.1%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

34

Community stability

Age profile

23%
30%
22%
18%
Under 1823%
18–3430%
35–4922%
50–6418%
65+7%

Tenure

23%
55%
Own outright5%
Own (mortgage)11%
Private rent23%
Social rent55%
Shared ownership5%

Ethnicity

24%
19%
34%
White British24%
White Other19%
Asian5%
Black34%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine28%
No car household68%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Social rent55%
Private rent23%

vs. London

Income vs London-1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
85
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
10
Local approval rate
47%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
2
Under construction
0
Completed (3yr)
57
Largest scheme
290 homes · Former Depot & Pub, 78, Former Depot & Pub, 78, Lingham Street, 15 Stockwell Green, SW8 9JJ
Pipeline pressure
LOW

Named schemes (500m)

Former Depot & Pub, 78, Former Depot & Pub, 78, Lingham Street, 15 Stockwell Green, SW8 9JJ290 homes
completed
13 - 19, 13 - 19, Union Road, SW4 6JQ96 homes
completed
330-340 and 19, 330-340 and 19, Clapham Road, Jeffreys Road, SW4 9AJ79 homes
completed
LINGHAM COURT, 10, LINGHAM COURT, 10, LINGHAM STREET, SW9 9HF77 homes
completed
4 6 8 10 12 12a 12b 14a And 14b, 4 6 8 10 12 12a 12b 14a And 14b, Union Road, 342-344 Clapham Road, SW9 9AT77 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.9%
Ward turnout
90%
Election year
2026
MP
Florence Eshalomi (Labour (Co-op))
MP majority
15,112
Constituency
Vauxhall and Camberwell Green

Councillors

Nadia BurrellLabour
David OxleyLabour
Joseph Dharampal-HornbyLabour

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Key facts for SW9 9AE

Full postcodeSW9 9AE
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardStockwell West & Larkhall
Latitude51.470751
Longitude-0.124790
Parliamentary constituencyVauxhall and Camberwell Green
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