Clapham East · Lambeth · Clapham and Brixton Hill constituency · 51.46686, -0.12770

SW9 9BU— Clapham East, Lambeth

Location and area intelligence for SW9 9BU, Clapham East, Lambeth

High-connectivity investment target

 

Schools 88%Safety 65/100Transport 64/100Yield 3.91%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
67
Safety
65
Schools
90
Transport
64
Environment
31
Investment
66

The bottom line

SW9 9BU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

SW9 9BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+26.2% vs London avg
vs London crime+94.0% vs London avg

Deep-dive guides for SW9 9BU

🛡️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 9BU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Larkhall Primary Campus

Good · Inspected Jun 2023 · 6 min walk

KS2: 106.7

★★

Secondary

Platanos College

Good · Inspected Oct 2021 · 12 min walk

P8: -0.18A8: 44.8

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Maytree Nursery School

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

126.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 437.5%

+57% vs borough

Crime by type

Other33%
Violence & sexual offences21%
Burglary11%
Anti-social behaviour10%
Theft10%
Robbery5%
Vehicle crime5%
Drug offences4%

Stop & search

7.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

8

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Clapham Fire Station · 942m

Crime is +94% above London average

Property

Prices, sales volume and market trends

Avg floor area147 m²

EPC breakdown

C
5%

Based on 5 properties · Confidence: low

Street mix

Semi 11%Terraced 89%

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£367,500
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)
RoofPitched, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2008–2022 · CAGR

+2.9%

Total change

+49%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.6%

per year

Acceleration

-59.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached11.1%
Terraced88.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2009£675k£500k-25.9%2
Help-to-Buy recovery2013–2016£825k£950k+15.2%1.5
Pandemic surge2021–2021£1.30m£1.30m+0%1
Rate-rise correction2022–2022£1.01m£1.01m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-4.9% alpha

Terraced-4.9% α
Local
3%
District
7.9%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

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
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
Clapham North Underground StationNorthern line
2 min walk
Clapham High Street

Nearby stations

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

56

Walkability score

157

Footpaths (500m)

10

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge32 min ↓
Victoria ★28 min
Waterloo30 min ↓
Canary Wharf44 min ↓
City36 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

6

Car parks (800m)

3

EV chargers (800m)

Nearest car park203m
Santander docks (800m)10
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Sainsburys Car Park· yes
786m

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 waterLOW
Low
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: 2.2 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 49%
Less green space than 92% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 7.3 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

SANDMERE PRACTICE

10-14 SANDMERE ROAD, CLAPHAM, SW4 7QJ

6 min walk

85%

Recommend GP

85%

Overall GP experience

16

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 400 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

21

Restaurants (800m)

11

Cafes (800m)

6

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

8

Convenience

Nearest supermarketIceland · 463 m
2 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

C

1

Libraries (1km)

2

Cinemas (2km)

630m

Post office

Nearby shops

Nisa Local137 m
Old Post Office Bakery184 m
Sainsbury's Local186 m
Payless Food & Wine195 m

Nearby cafes

Cafe Cairo204 m
Landors Natural206 m
The Old Bird212 m
Country’s Vegan hut219 m

Nearby restaurants

Morley's190 m
Alba209 m
Sushi Heaven210 m
Fabrizo 2 Go226 m

Nearby pubs

The Landor Theatre170 m
The Clapham North190 m
The Phoenix218 m
Mosquito Bar247 m

Nearby gyms

Jetts Fitness355 m
Clapham Leisure Centre539 m
PureGym628 m
Moreyoga716 m

Nearby pharmacies

Pearl Pharmacy371 m
Pulse Pharmacy484 m
Boss Pharmacy556 m
Kamsons Pharmacy604 m

Nearby health

Lambeth Hospital400 m
The Grantham Practice479 m
Springfield Medical Centre557 m
SW9 Dental569 m
Food hygiene (5-star)50% of 99

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

66

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 score21/100
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

51.3

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route3,743m
Crossrail 2 route2,472m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,764 nationally

2,387

Est. population

16,225/km²

78%

Employed

68%

Degree educated

£53,000

Median income

4.1%

Claimant rate

Urban coreVery high densityYoung professionals

31

Community stability

Age profile

53%
18%
Under 1811%
18–3453%
35–4918%
50–6412%
65+6%

Tenure

21%
40%
25%
Own outright9%
Own (mortgage)21%
Private rent40%
Social rent25%
Shared ownership5%
Rent free0%

Ethnicity

47%
19%
16%
White British47%
White Other19%
Asian6%
Black16%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine11%
No car household63%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent40%
Social rent25%

vs. London

Income vs London+26.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
27
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
8
Local approval rate
75%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
136
Largest scheme
290 homes · Former Depot & Pub, 78, Former Depot & Pub, 78, Lingham Street, 15 Stockwell Green, SW8 9JJ
Pipeline pressure
NONE

Named schemes (500m)

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
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
35 - 51, 35 - 51, Bedford Road, SW4 7SG75 homes
completed
340A, Clapham Road, SW9 9AJ62 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
21.3%
Ward turnout
61%
Election year
2026
MP
Bell Ribeiro-Addy (Labour)
MP majority
18,005
Constituency
Clapham and Brixton Hill

Councillors

Erica AbuLabour and Co-operative Party
Cat ThomsonGreen

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Key facts for SW9 9BU

Full postcodeSW9 9BU
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardClapham East
Latitude51.466859
Longitude-0.127700
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
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey