Clapham East · Lambeth · Clapham and Brixton Hill constituency · 51.46590, -0.12644

SW9 9RT— Clapham East, Lambeth

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 64/100Low yield 3.44%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
74
Schools
90
Transport
64
Environment
31
Investment
53

The bottom line

SW9 9RT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £627,500 median — a strong choice for Families.

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Location

SW9 9RT

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 avg price+20.7% vs London avg
vs London income+11.7% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for SW9 9RT

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

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How SW9 9RT 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 · 5 min walk

KS2: 107.8

★★

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 · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.0 incidents per 1,000 residents

Higher crime than 56% of London
↑ Rising 346.2%

-9% vs borough

Crime by type

Violence & sexual offences31%
Other24%
Anti-social behaviour19%
Vehicle crime10%
Burglary6%
Theft4%
Drug offences3%
Robbery2%

Stop & search

4.4

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Clapham Fire Station · 1.0km

Crime is +12% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£627,500

Median sale price

Above London median by 21%

£627,500 is 21% above the London median (£520,000)

-18.7%

This year

Flat

Dominant type

Price history

5-year change
+2.7%
Sales (24 months)7
New build0.0%
Avg terraced£548,750
Avg flat£627,500
Price per m²£8,939/m²
Price per ft²£830/ft²
Avg floor area68.8 m²

EPC breakdown

B
6%
C
64%
D
45%
E
6%

Based on 121 properties · Confidence: high

Street mix

Terraced 20%Flat 77%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£18,875
First-time buyerFTB
£18,875
Additional propertyBTL/2nd
£37,700

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

13.4×

Price-to-income

£3,139/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£172,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction erabefore 1900
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.7%

Total change

+830%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.2%

per year

Acceleration

-37.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 146 sales

Property Type Mix

Total: 146 sales

Terraced21.2%
Flat/maisonette78.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£199k+210.5%5.3
Post-dot-com plateau2001–2004£236k£225k-4.7%3.5
Pre-crash peak2005–2007£250k£330k+32%9
GFC & correction2008–2012£364k£423k+16.1%3.8
Help-to-Buy recovery2013–2016£434k£485k+11.8%6.5
Brexit uncertainty2017–2019£618k£637k+3.2%2.3
Pandemic surge2020–2021£418k£611k+46.2%3.5
Rate-rise correction2022–2023£460k£473k+2.7%2.5
Current market2024–2025£628k£595k-5.2%4.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Weakest performer

Terraced

-1.6% alpha

Flat/maisonette+0.7% α
Local
7.4%
District
6.7%
Terraced-1.6% α
Local
5.9%
District
7.5%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

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
2.4 min walk
Clapham High Street

Nearby stations

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

54

Walkability score

157

Footpaths (500m)

9

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 park254m
Santander docks (800m)9
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Sainsburys Car Park· yes
776m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.3 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 88% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 7.4 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

SANDMERE PRACTICE

10-14 SANDMERE ROAD, CLAPHAM, SW4 7QJ

5 min walk

85%

Recommend GP

85%

Overall GP experience

16

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalLambeth Hospital · 282 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

35

Restaurants (800m)

15

Cafes (800m)

5

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

7

Convenience

Nearest supermarketIceland · 535 m
1 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

C

1

Libraries (1km)

2

Cinemas (2km)

636m

Post office

Nearby shops

Old Post Office Bakery55 m
Nisa Local84 m
Sainsbury's Local200 m
Brothers Food and Wine263 m

Nearby cafes

Cafe Cairo84 m
Landors Natural100 m
The Old Bird109 m
Country’s Vegan hut120 m

Nearby restaurants

Sushi Heaven106 m
Alba201 m
Red Dog Saloon247 m
Tawa Roti290 m

Nearby pubs

The Landor Theatre33 m
The Clapham North196 m
Mosquito Bar247 m
The Falcon259 m

Nearby gyms

Jetts Fitness437 m
Clapham Leisure Centre572 m
PureGym625 m
Moreyoga643 m

Nearby pharmacies

Pearl Pharmacy369 m
Boss Pharmacy476 m
Pulse Pharmacy554 m
Kamsons Pharmacy675 m

Nearby health

Lambeth Hospital282 m
The Grantham Practice541 m
Clapham Family Practice575 m
SW9 Dental622 m
Food hygiene (5-star)45% of 118

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

A

High street health

Registered businesses

CEYLONROCKS UK LTD
CLASSICO BARBERS CLAPHAM LTD
CLASSICO'S GROOMING LOUNGE LTD
EVA HERBS LTD
HAMOEN CONSULTING LTD

+7 more

Investment

Investment grade, yield and market outlook

53

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
3.4% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

60

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route3,792m
Crossrail 2 route2,599m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,948 nationally

1,588

Est. population

20,217/km²

73%

Employed

55%

Degree educated

£46,900

Median income

7.0%

Claimant rate

Urban coreVery high densityYoung professionals

34

Community stability

Age profile

19%
41%
20%
14%
Under 1819%
18–3441%
35–4920%
50–6414%
65+6%

Tenure

15%
32%
44%
Own outright8%
Own (mortgage)15%
Private rent32%
Social rent44%
Shared ownership1%
Rent free0%

Ethnicity

37%
17%
26%
White British37%
White Other17%
Asian5%
Black26%
Mixed10%
Other6%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine19%
No car household63%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Social rent44%
Private rent32%

vs. London

Income vs London+11.7%
Price vs London+20.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
37
Live planning apps (800m)
13
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)
135
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£627,500)

£18,875

Standard buyer

£18,875

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 9RT

Full postcodeSW9 9RT
Postcode districtSW9
BoroughLondon Borough of Lambeth
WardClapham East
Latitude51.465904
Longitude-0.126443
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