Stockwell East · Lambeth · Clapham and Brixton Hill constituency · 51.46969, -0.12086

SW9 9HL— Stockwell East, Lambeth

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 63/100Yield 3.91%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
68
Safety
74
Schools
90
Transport
63
Environment
32
Investment
60

The bottom line

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

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Location

SW9 9HL

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 9HL

🛡️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 9HL 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 · 2 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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 20 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)

8

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.0km

Crime is +14% above London average

Property

Prices, sales volume and market trends

Avg floor area66.9 m²

EPC breakdown

C
7%
D
6%
E
1%

Based on 14 properties · Confidence: medium

Street mix

Terraced 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

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£167,250
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+8.5%

Total change

+660%

Market Activity

Price Velocity & Acceleration

Current Velocity

+85.4%

per year

Acceleration

+17.34

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £100k–£125k · 5 sales

Property Type Mix

Total: 5 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£100k£115k+14.5%1
Post-dot-com plateau2001–2001£244k£244k+0%1
GFC & correction2011–2011£410k£410k+0%1
Rate-rise correction2022–2022£760k£760k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Stockwell Underground StationVictoria line
3.4 min walk
Brixton

Nearby stations

Stockwell Underground StationNorthern · Victoria
4 min walk
Clapham North Underground StationNorthern
10 min walk
BrixtonNational Rail
11 min walk
Brixton Underground StationVictoria
11 min walk
Clapham High Street Rail StationWindrush
12 min walk
No bus stops within 400m

63

Walkability score

157

Footpaths (500m)

14

Santander docks (800m)

0.1 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

9

Car parks (800m)

2

EV chargers (800m)

Nearest car park286m
Santander docks (800m)14
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 waterMEDIUM
Medium
Air qualityMEDIUM
NO₂: 48.0 µg/m³ · PM2.5: 10.0 µg/m³
Worse air than 63% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.8 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 31%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 11.5 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

BECKETT HOUSE PRACTICE

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

2 min walk

88%

Recommend GP

88%

Overall GP experience

11

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalLambeth Hospital · 498 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

86

Parks (1km)

25

Restaurants (800m)

17

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

7

Gyms (1km)

14

Sports (1km)

4

Convenience

Nearest supermarketBrazilian Centre · 283 m
2 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

0

Libraries (1km)

1

Cinemas (2km)

496m

Post office

Nearby shops

Costcutter172 m
Edah Express227 m
Mega Save233 m
Julies Mini Mart297 m

Nearby cafes

Ilha Dourada91 m
Emnete Restaurant110 m
Mesmer Cafe114 m
Cafe Estrelicia160 m

Nearby restaurants

Morley's85 m
New Century166 m
EMT Restaurant231 m
Tito's233 m

Nearby pubs

Grosvenor Arms251 m
The Swan276 m
Lucy 1st317 m
The Queens Head330 m

Nearby gyms

Jetts Fitness338 m
Moreyoga373 m
Gymnasivm461 m
F45 Training601 m

Nearby pharmacies

Harfleur Pharmacy283 m
Pulse Pharmacy283 m

Nearby health

SW9 Dental221 m
The Grantham Practice250 m
Binfield Road General Practice376 m
Lambeth Hospital498 m
Food hygiene (5-star)48% of 98

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

DRAGUTAN ALEXEI LTD
KILLARNEY SPRINGS LIMITED

Investment

Investment grade, yield and market outlook

60

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

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

42

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route3,236m
Crossrail 2 route2,747m

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)
94
Live planning apps (800m)
19
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
15
Local approval rate
67%
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)
67
Largest scheme
550 homes · Various sites within Stockwell Park & Rosart Estates, Various sites within Stockwell Park & Rosart Estates, Rosart Street, Stockwell Park Walk, Brixton Road, SW9
Pipeline pressure
LOW

Named schemes (500m)

Former Depot & Pub, 78, Former Depot & Pub, 78, Lingham Street, 15 Stockwell Green, SW8 9JJ290 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
STOCKWELL DEPOT, 39-41, STOCKWELL DEPOT, 39-41, STOCKWELL GREEN, SW9 9HZ61 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 9HL

Full postcodeSW9 9HL
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardStockwell East
Latitude51.469690
Longitude-0.120860
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
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