Clapham East · Lambeth · Clapham and Brixton Hill constituency · 51.46490, -0.12371

SW9 9PD— Clapham East, Lambeth

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

The urban professional's pick

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 61/100Low yield 2.67%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
72
Schools
60
Transport
61
Environment
31
Investment
41

The bottom line

SW9 9PD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £810,000 median — a strong choice for Families.

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Location

SW9 9PD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+55.8% vs London avg
vs London income+11.7% vs London avg
vs London crime+25.0% vs London avg

Deep-dive guides for SW9 9PD

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

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How SW9 9PD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good 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

Trinity Academy

Not yet inspected · 12 min walk

P8: -0.17A8: 38.6

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Maytree Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.2 incidents per 1,000 residents

Higher crime than 62% of London
↑ Rising 325.0%

+1% vs borough

Crime by type

Other36%
Violence & sexual offences28%
Anti-social behaviour11%
Vehicle crime8%
Burglary6%
Theft5%
Drug offences4%
Robbery3%

Stop & search

2.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.0km

Crime is +25% above 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.

£810,000

Median sale price

Top 25% — 56% above London median

£810,000 is 56% above the London median (£520,000)

-36.7%

This year

Flat

Dominant type

Price history

5-year change
+7.8%
Sales (24 months)5
New build0.0%
Avg terraced£935,000
Avg flat£734,606
Price per m²£10,037/m²
Price per ft²£932/ft²
Avg floor area84.5 m²

EPC breakdown

C
42%
D
40%
E
14%
F
1%
G
1%

Based on 98 properties · Confidence: high

Street mix

Terraced 28%Detached 1%Flat 71%Other 1%

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£28,000
First-time buyerFTB
£28,000
Additional propertyBTL/2nd
£52,300

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

17.3×

Price-to-income

£4,052/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£211,250
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 CAnnual charge £1,643
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.8%

Total change

+859%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.7%

per year

Acceleration

-60.32

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £600k–£700k · 120 sales

Property Type Mix

Total: 120 sales

Detached0.8%
Terraced28.3%
Flat/maisonette70.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£69k£234k+240%4
Post-dot-com plateau2001–2004£309k£328k+6%3.5
Pre-crash peak2005–2007£277k£400k+44.4%5.3
GFC & correction2008–2012£310k£432k+39.5%4.8
Help-to-Buy recovery2013–2016£450k£640k+42.2%3.8
Brexit uncertainty2017–2019£688k£630k-8.4%3
Pandemic surge2020–2021£533k£752k+41.1%3
Rate-rise correction2022–2023£838k£645k-23%3
Current market2024–2025£875k£659k-24.7%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+3.1% alpha

Weakest performer

Flat/maisonette

+0.8% alpha

Terraced+3.1% α
Local
16.5%
District
13.4%
Flat/maisonette+0.8% α
Local
7.5%
District
6.7%

CAGR over 13yr 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
Clapham North Underground StationNorthern line
4.8 min walk
Clapham High Street

Nearby stations

Clapham North Underground StationNorthern
5 min walk
Clapham High Street Rail StationSoutheastern · Windrush
8 min walk
Clapham High StreetNational Rail
8 min walk
Brixton Underground StationVictoria
8 min walk
Stockwell Underground StationNorthern · Victoria
10 min walk
No bus stops within 400m

52

Walkability score

136

Footpaths (500m)

9

Santander docks (800m)

0.4 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

7

Car parks (800m)

2

EV chargers (800m)

Nearest car park345m
Santander docks (800m)9
Nearest cycle dock0.4 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 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: 2.4 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 58%
Less green space than 78% 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

PHYSIOTHERAPY

PULROSS CENTRE, 47A PULROSS RD, SW9 8AE

2 min walk

14

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 97 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

72

Parks (1km)

31

Restaurants (800m)

19

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

12

Sports (1km)

2

Convenience

Nearest supermarketIceland · 639 m
2 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

2

Cinemas (2km)

539m

Post office

Nearby shops

Old Post Office Bakery169 m
Quick Check238 m
Nisa Local280 m
Food Stores - West Indian Continental376 m

Nearby cafes

Cafe Cairo150 m
Country’s Vegan hut157 m
The Old Bird157 m
Landors Natural159 m

Nearby restaurants

Sushi Heaven158 m
Ferndales214 m
876 Landor Road281 m
Alba377 m

Nearby pubs

The Landor Theatre188 m
The Duke of Edinburgh310 m
Marquis of Lorne322 m
The Clapham North383 m

Nearby gyms

Ferndale Community Sports Centre456 m
Moreyoga503 m
Gymnasivm511 m
Jetts Fitness564 m

Nearby pharmacies

Boss Pharmacy494 m
Pearl Pharmacy516 m
Pulse Pharmacy653 m
Harfleur Pharmacy796 m

Nearby health

Lambeth Hospital97 m
Blue Dental Care582 m
The Grantham Practice631 m
SW9 Dental691 m
Food hygiene (5-star)45% of 116

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
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

72 HUBERT GROVE LIMITED
FARM POWER HYDRO LIMITED
FARM POWER MANAGEMENT LIMITED
THE BEAR GARDENER LTD

Investment

Investment grade, yield and market outlook

41

Investment score

Moderate

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

Low gross yield (2.7%) 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
2.7% (low)London avg: 3.8%Below average yield — bottom 71%
Gentrification score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

Rental market

Very High

Demand

Very 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

69.1

Price growth score

B
High

Development pressure

Low

New supply risk

Excellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route3,799m
Crossrail 2 route2,819m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,316 nationally

2,095

Est. population

11,079/km²

74%

Employed

67%

Degree educated

£46,900

Median income

3.1%

Claimant rate

Urban coreHigh densityYoung professionals

30

Community stability

Age profile

57%
15%
Under 1811%
18–3457%
35–4915%
50–6411%
65+7%

Tenure

20%
49%
17%
Own outright12%
Own (mortgage)20%
Private rent49%
Social rent17%
Shared ownership1%

Ethnicity

50%
19%
13%
White British50%
White Other19%
Asian8%
Black13%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine11%
No car household66%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent49%
Social rent17%

vs. London

Income vs London+11.7%
Price vs London+55.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
56
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
7
Local approval rate
77%
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)
154
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)

BRIXTON COLLEGE (FERNDALE BRANCH), BRIXTON COLLEGE (FERNDALE BRANCH), FERNDALE ROAD, SW9 7SA74 homes
completed
Fenwick Housing Estate, Fenwick Housing Estate, Lambeth Housing Estates, SW9 9NN55 homes
completed
2A-23, 2A-23, NEALDEN STREET, SW929 homes
completed
363-365, 363-365, Clapham Road, SW9 9BT28 homes
completed
108A, Landor Road, SW9 9NT14 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 (£810,000)

£28,000

Standard buyer

£28,000

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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Compare Lambeth with nearby boroughs:

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Key facts for SW9 9PD

Full postcodeSW9 9PD
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardClapham East
Latitude51.464898
Longitude-0.123706
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