Stockwell East · Lambeth · Clapham and Brixton Hill constituency · 51.47020, -0.12324

SW9 9HD— Stockwell East, Lambeth

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 65/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
67
Safety
74
Schools
90
Transport
65
Environment
34
Investment
47

The bottom line

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

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Location

SW9 9HD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW9 9HD

🛡️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 9HD 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 · 3 min walk

KS2: 107.8

★★

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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Tachbrook Nursery School

Not inspected · 24 min walk

8 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

100

Road safety score

0

Accidents (5yr)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.2km

Crime is +14% above London average

Property

2 Jul

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£5,930/m²
Price per ft²£551/ft²
Avg floor area74.6 m²

EPC breakdown

C
8%
D
19%

Based on 27 properties · Confidence: medium

Street mix

Terraced 7%Flat 93%

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£186,500
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
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, no insulation (assumed)
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

1997–2025 · CAGR

+8.1%

Total change

+780%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.4%

per year

Acceleration

-17.84

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £175k–£200k · 12 sales

Property Type Mix

Total: 12 sales

Terraced8.3%
Flat/maisonette91.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£50k£74k+48%1
Post-dot-com plateau2002–2004£148k£186k+25.9%1.7
Pre-crash peak2005–2005£148k£148k+0%2
Help-to-Buy recovery2014–2014£430k£430k+0%1
Pandemic surge2021–2021£475k£475k+0%1
Current market2025–2025£440k£440k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-25.4% alpha

Flat/maisonette-25.4% α
Local
-20.4%
District
5%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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 75% of London
Stockwell Underground StationNorthern line
2.2 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
Brixton Underground StationVictoria
13 min walk
No bus stops within 400m

65

Walkability score

146

Footpaths (500m)

15

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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park146m
Santander docks (800m)15
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: 1.8 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 52%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 11.4 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

BECKETT HOUSE PRACTICE

BECKET HOUSE SURGERY, GRANTHAM ROAD, STOCKWELL, SW9 9DL

1 min walk

88%

Recommend GP

88%

Overall GP experience

9

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 545 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

100

Parks (1km)

24

Restaurants (800m)

15

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

6

Convenience

Nearest supermarketBrazilian Centre · 141 m
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

0

Libraries (1km)

2

Cinemas (2km)

842m

Post office

Nearby shops

Mega Save85 m
Edah Express91 m
Sainsbury's Local129 m
Costcutter290 m

Nearby cafes

Cantinho do Goias124 m
Blue Nile Cafe131 m
Cafe Alula236 m
Costa249 m

Nearby restaurants

Tito's71 m
EMT Restaurant88 m
Greggs115 m
Peri Peri134 m

Nearby pubs

The Swan210 m
Lucy 1st271 m
The Phoenix309 m
Grosvenor Arms417 m

Nearby gyms

Jetts Fitness178 m
Moreyoga531 m
Gymnasivm616 m
Horizons Health & Fitness Club711 m

Nearby pharmacies

Pulse Pharmacy110 m
Harfleur Pharmacy207 m
Halls Pharmacy809 m
Pearl Pharmacy855 m

Nearby health

The Grantham Practice76 m
SW9 Dental99 m
Binfield Road General Practice268 m
Lambeth Hospital545 m
Food hygiene (5-star)48% of 92

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

FRWIND SERVICE LTD
SAUL RENOVATIONS LTD
VIVAS HOUSE LTD

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 score20/100
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

52.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route3,266m
Crossrail 2 route2,574m

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)
104
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
13
Local approval rate
58%
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
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
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
187 - 191, 187 - 191, Clapham Road, SW9 0QE65 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 9HD

Full postcodeSW9 9HD
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardStockwell East
Latitude51.470205
Longitude-0.123243
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