Clapham East · Lambeth · Clapham and Brixton Hill constituency · 51.46707, -0.12424

SW9 9JS— Clapham East, Lambeth

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

The overachiever's postcode

 

Top 13% LondonSchools 100%Safety 76/100Transport 59/100Low yield 2.63%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
72
Safety
76
Schools
90
Transport
59
Environment
31
Investment
45

The bottom line

SW9 9JS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £820,000 median — a strong choice for Families.

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Location

SW9 9JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+57.7% vs London avg
vs London income+11.7% vs London avg
vs London crime-12.0% vs London avg

Deep-dive guides for SW9 9JS

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The overachiever's postcode”

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How SW9 9JS 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 · 10 min walk

P8: -0.18A8: 44.8

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Maytree Nursery School

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

57.4 incidents per 1,000 residents

Better than 56% of London
↑ Rising 431.3%

-28% vs borough

Crime by type

Violence & sexual offences26%
Other24%
Anti-social behaviour14%
Vehicle crime11%
Burglary11%
Drug offences8%
Theft4%
Robbery4%

Stop & search

4.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.1km

Crime is 12% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£820,000

Median sale price

Top 25% — 58% above London median

£820,000 is 58% above the London median (£520,000)

+18.2%

This year

Flat

Dominant type

Price history

5-year change
+92.2%
Sales (24 months)5
New build0.0%
Avg terraced£950,000
Avg flat£565,500
Price per m²£9,927/m²
Price per ft²£922/ft²
Avg floor area88.5 m²

EPC breakdown

C
8%
D
16%
E
2%

Based on 26 properties · Confidence: medium

Street mix

Terraced 47%Flat 50%Other 3%

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

Stamp duty

Standard buyer£28,500
First-time buyerFTB
£28,500
Additional propertyBTL/2nd
£53,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

17.5×

Price-to-income

£4,102/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£221,250
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.6%

Total change

+588%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.8%

per year

Acceleration

-132.79

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 56 sales

Property Type Mix

Total: 56 sales

Terraced48.2%
Flat/maisonette51.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£91k£255k+179%2.7
Post-dot-com plateau2001–2004£145k£248k+70.7%2
Pre-crash peak2007–2007£380k£380k+0%6
GFC & correction2008–2011£490k£535k+9.2%1.3
Help-to-Buy recovery2013–2016£531k£510k-3.9%1.8
Brexit uncertainty2018–2018£465k£465k+0%2
Pandemic surge2020–2021£990k£427k-56.9%2
Rate-rise correction2022–2023£917k£478k-47.9%2
Current market2024–2025£950k£629k-33.8%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+1.6% α
Local
8.5%
District
6.9%
Terraced+0% α
Local
8.7%
District
8.7%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
Stockwell Underground StationNorthern line
6.4 min walk
Clapham High Street

Nearby stations

Clapham North Underground StationNorthern
6 min walk
Stockwell Underground StationNorthern · Victoria
7 min walk
Clapham High Street Rail StationWindrush
8 min walk
Clapham High StreetNational Rail
8 min walk
Brixton Underground StationVictoria
10 min walk
No bus stops within 400m

56

Walkability score

114

Footpaths (500m)

13

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)

2

EV chargers (800m)

Nearest car park275m
Santander docks (800m)13
Nearest cycle dock0.3 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: 2.1 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 31%
Less green space than 85% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 7.6 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

3 min walk

88%

Recommend GP

88%

Overall GP experience

15

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 228 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

81

Parks (1km)

26

Restaurants (800m)

17

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

3

Convenience

Nearest supermarketIceland · 395 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

0

Libraries (1km)

2

Cinemas (2km)

657m

Post office

Nearby shops

Old Post Office Bakery175 m
Payless Food & Wine270 m
Costcutter275 m
Nisa Local282 m

Nearby cafes

Country’s Vegan hut110 m
The Old Bird118 m
Landors Natural125 m
Cafe Cairo153 m

Nearby restaurants

Sushi Heaven120 m
876 Landor Road144 m
Morley's274 m
Fabrizo 2 Go290 m

Nearby pubs

The Landor Theatre199 m
The Phoenix272 m
Marquis of Lorne323 m
The Clapham North389 m

Nearby gyms

Jetts Fitness321 m
Moreyoga475 m
Gymnasivm524 m
Ferndale Community Sports Centre623 m

Nearby pharmacies

Pulse Pharmacy409 m
Harfleur Pharmacy562 m
Pearl Pharmacy568 m
Boss Pharmacy661 m

Nearby health

Lambeth Hospital228 m
The Grantham Practice388 m
SW9 Dental454 m
Binfield Road General Practice617 m
Food hygiene (5-star)49% of 108

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

E

High street health

Registered businesses

43 ARLESFORD ROAD LIMITED
45 ARLESFORD ROAD LIMITED

Investment

Investment grade, yield and market outlook

45

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.6%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,800London avg: £1,950/mo
Gross yield
2.6% (low)London avg: 3.8%Below average yield — bottom 72%
Gentrification score51/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

68.3

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route3,604m
Crossrail 2 route2,674m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,078 nationally

1,482

Est. population

30,000/km²

70%

Employed

61%

Degree educated

£46,900

Median income

6.2%

Claimant rate

Urban coreVery high densityYoung professionals

38

Community stability

Age profile

13%
43%
18%
16%
Under 1813%
18–3443%
35–4918%
50–6416%
65+10%

Tenure

15%
17%
28%
39%
Own outright15%
Own (mortgage)17%
Private rent28%
Social rent39%
Shared ownership1%

Ethnicity

42%
18%
23%
White British42%
White Other18%
Asian6%
Black23%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine14%
No car household63%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Social rent39%
Private rent28%

vs. London

Income vs London+11.7%
Price vs London+57.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
47
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
8
Local approval rate
73%
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)
122
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
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
LINGHAM COURT, 10, LINGHAM COURT, 10, LINGHAM STREET, SW9 9HF77 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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£820,000)

£28,500

Standard buyer

£28,500

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SW9 9JS

Full postcodeSW9 9JS
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardClapham East
Latitude51.467073
Longitude-0.124236
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