Stockwell East · Lambeth · Clapham and Brixton Hill constituency · 51.47189, -0.12260

SW9 9BE— Stockwell East, Lambeth

Location and area intelligence for SW9 9BE, Stockwell East, Lambeth

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 68/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
68
Safety
74
Schools
90
Transport
68
Environment
34
Investment
47

The bottom line

SW9 9BE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Young professionals 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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Location

SW9 9BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+11.7% vs London avg
vs London crime+14.0% vs London avg

Deep-dive guides for SW9 9BE

🛡️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 9BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Andrew's Church of England Primary School

Not yet inspected · 5 min walk

KS2: 107.8

★★

Secondary

Platanos College

Good · Inspected Oct 2021 · 4 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 · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

74.0 incidents per 1,000 residents

Higher crime than 56% of London
↑ Rising 507.1%

-8% vs borough

Crime by type

Other32%
Violence & sexual offences23%
Anti-social behaviour22%
Theft8%
Vehicle crime5%
Drug offences5%
Robbery4%
Burglary2%

Stop & search

0.9

per 1,000 residents

→ Stable

trend

Road safety

87

Road safety score

5

Accidents (5yr)

2

KSI (5yr)

17

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.3km

Crime is +14% above London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,336/m²
Price per ft²£403/ft²
Avg floor area66.4 m²

EPC breakdown

B
7%
C
7%
D
5%

Based on 19 properties · Confidence: medium

Street mix

Flat 92%Other 8%

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£166,000
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 BAnnual charge £1,437
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+5.9%

Total change

+400%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.2%

per year

Acceleration

-18.51

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £75k–£100k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£57k£85k+50.4%2
Post-dot-com plateau2001–2001£93k£93k+0%2
Pre-crash peak2007–2007£242k£242k+0%1
GFC & correction2010–2010£258k£258k+0%1
Rate-rise correction2023–2023£295k£295k+0%1
Current market2024–2024£283k£283k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-16% alpha

Flat/maisonette-16% α
Local
2.9%
District
18.9%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 78% of London
Stockwell Underground StationVictoria line
0.2 min walk
Clapham High Street

Nearby stations

Stockwell Underground StationNorthern · Victoria
0 min walk
Clapham North Underground StationNorthern
11 min walk
Nine Elms Underground StationNorthern
12 min walk
Clapham High Street Rail StationSoutheastern · Windrush
12 min walk
Clapham High StreetNational Rail
12 min walk
No bus stops within 400m

67

Walkability score

140

Footpaths (500m)

16

Santander docks (800m)

0.0 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

7

Car parks (800m)

1

EV chargers (800m)

Nearest car park224m
Santander docks (800m)16
Nearest cycle dock0.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed465 Mbps
Median download436 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.6 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 11.2 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

2 min walk

94%

Recommend GP

94%

Overall GP experience

9

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 729 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

108

Parks (1km)

32

Restaurants (800m)

17

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

6

Sports (1km)

7

Convenience

Nearest supermarketBrazilian Centre · 103 m
1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

0

Libraries (1km)

1

Cinemas (2km)

689m

Post office

Nearby shops

Edah Express108 m
Mega Save123 m
Sainsbury's Local241 m
SVK News Agent314 m

Nearby cafes

Cafe Alula56 m
Costa60 m
Blue Nile Cafe165 m
Cantinho do Goias230 m

Nearby restaurants

Taste More65 m
Pret A Manger89 m
Ketegna109 m
Peri Peri114 m

Nearby pubs

The Swan24 m
Lucy 1st85 m
Grosvenor Arms431 m
The Phoenix464 m

Nearby gyms

Jetts Fitness318 m
Horizons Health & Fitness Club554 m
The Gym631 m
Moreyoga641 m

Nearby pharmacies

Harfleur Pharmacy15 m
Pulse Pharmacy187 m
Halls Pharmacy744 m

Nearby health

SW9 Dental95 m
Binfield Road General Practice106 m
The Grantham Practice184 m
South Lambeth Road Practice586 m
Food hygiene (5-star)44% of 103

Business

Local businesses registered here

Active businesses
325
New (last 12 months)
64
Dissolved (last 12 months)
0
Industry diversity
104
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

13 LTD
13 RYDAL STREET L5 LIMITED
130 EDGE LANE LTD
15 TO 17 MERSEY ROAD LTD
22 MILKWOOD ROAD SE24 LTD

+15 more

Investment

Investment grade, yield and market outlook

47

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

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

4/100

Velocity score

Future outlook

57

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route3,082m
Crossrail 2 route2,527m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,084 nationally

2,297

Est. population

30,000/km²

60%

Employed

43%

Degree educated

£46,900

Median income

9.9%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

34

Community stability

Age profile

26%
26%
24%
16%
Under 1826%
18–3426%
35–4924%
50–6416%
65+9%

Tenure

18%
67%
Own outright3%
Own (mortgage)7%
Private rent18%
Social rent67%
Shared ownership6%
Rent free1%

Ethnicity

17%
16%
45%
White British17%
White Other16%
Asian4%
Black45%
Mixed9%
Other8%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine25%
No car household70%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Social rent67%
Private rent18%

vs. London

Income vs London+11.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
112
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
13
Local approval rate
52%
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)
93
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
LINGHAM COURT, 10, LINGHAM COURT, 10, LINGHAM STREET, SW9 9HF77 homes
completed
187 - 191, 187 - 191, Clapham Road, SW9 0QE65 homes
completed
BELLEVUE MANSIONS, 289-307, BELLEVUE MANSIONS, 289-307, CLAPHAM ROAD, SW963 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
16.7%
Ward turnout
74%
Election year
2026
MP
Bell Ribeiro-Addy (Labour)
MP majority
18,005
Constituency
Clapham and Brixton Hill

Councillors

Kevin BrownGreen
Tam LangleyLib Dems

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Key facts for SW9 9BE

Full postcodeSW9 9BE
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardStockwell East
Latitude51.471885
Longitude-0.122598
Parliamentary constituencyClapham and Brixton Hill
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
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Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
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