Stockwell West & Larkhall · Lambeth · Vauxhall and Camberwell Green constituency · 51.47109, -0.12459

SW9 9AG— Stockwell West & Larkhall, Lambeth

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 57/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
65
Safety
70
Schools
90
Transport
57
Environment
33
Investment
42

The bottom line

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

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SW9 9AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW9 9AG

🛡️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 9AG 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 · 3 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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tachbrook Nursery School

Not inspected · 23 min walk

9 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

96

Road safety score

4

Accidents (5yr)

8

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.3km

Crime is +43% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£6,117/m²
Price per ft²£568/ft²
Avg floor area61.8 m²

EPC breakdown

C
22%
D
25%
E
4%

Based on 51 properties · Confidence: high

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£154,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,437
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+7.2%

Total change

+546%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.3%

per year

Acceleration

+43.73

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 26 sales

Property Type Mix

Total: 26 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£65k£72k+10.8%1
Post-dot-com plateau2001–2004£104k£167k+60.2%2.5
Pre-crash peak2005–2006£158k£185k+17.5%2.5
GFC & correction2010–2012£210k£213k+1.2%1
Help-to-Buy recovery2013–2016£235k£250k+6.4%1.7
Brexit uncertainty2018–2018£275k£275k+0%1
Pandemic surge2021–2021£422k£422k+0%2
Rate-rise correction2023–2023£395k£395k+0%1
Current market2024–2025£330k£420k+27.3%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Flat/maisonette+1.4% α
Local
7.2%
District
5.8%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

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
1.7 min walk
Clapham High Street

Nearby stations

Stockwell Underground StationNorthern · Victoria
2 min walk
Clapham North Underground StationNorthern
10 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

65

Walkability score

139

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

10

Car parks (800m)

2

EV chargers (800m)

Nearest car park121m
Santander docks (800m)13
Nearest cycle dock0.1 km

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: 1.7 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 11.3 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

10

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 657 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

92

Parks (1km)

26

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

6

Convenience

Nearest supermarketIceland · 56 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

0

Libraries (1km)

2

Cinemas (2km)

660m

Post office

Nearby shops

Mega Save75 m
Sainsbury's Local87 m
Edah Express88 m
Payless Food & Wine335 m

Nearby cafes

Blue Nile Cafe5 m
Cantinho do Goias76 m
Costa197 m
Cafe Alula220 m

Nearby restaurants

Greggs44 m
Peri Peri50 m
Tito's69 m
EMT Restaurant80 m

Nearby pubs

The Swan189 m
Lucy 1st247 m
The Phoenix309 m
The Priory Arms491 m

Nearby gyms

Jetts Fitness163 m
Moreyoga666 m
PureGym703 m
Horizons Health & Fitness Club718 m

Nearby pharmacies

Pulse Pharmacy38 m
Harfleur Pharmacy177 m
Halls Pharmacy674 m
Pearl Pharmacy882 m

Nearby health

The Grantham Practice66 m
SW9 Dental103 m
Binfield Road General Practice182 m
Springfield Medical Centre584 m
Food hygiene (5-star)49% of 99

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

BESPOKE POWER4LIVING CIC
FFPD GLOBAL LIMITED
KOFFYKAY LTD

Investment

Investment grade, yield and market outlook

42

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 score21/100
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

55

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route3,229m
Crossrail 2 route2,445m

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)
87
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
330-340 and 19, 330-340 and 19, Clapham Road, Jeffreys Road, SW4 9AJ79 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
LINGHAM COURT, 10, LINGHAM COURT, 10, LINGHAM STREET, SW9 9HF77 homes
completed
BELLEVUE MANSIONS, 289-307, BELLEVUE MANSIONS, 289-307, CLAPHAM ROAD, SW963 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 9AG

Full postcodeSW9 9AG
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardStockwell West & Larkhall
Latitude51.471090
Longitude-0.124589
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