Living in SW8, Lambeth
What the open data says about house prices, schools, crime and flood risk around SW8 in Lambeth. Built from the same sources as every property report on this site, not opinion or marketing copy.
House prices
Average price in Lambeth: £548,034, down 3.3% on a year ago (2026-06). The wider London average is £553,870.
What actually sold around SW8
75 recorded home sales on the streets around central SW8 in the last 2 years, with a median of £465,500 and a range from £245,000 to £1,416,200. Mostly flats and maisonettes.
| Address | Type | Sold for | Date |
|---|---|---|---|
| 34 GOLDSBORO ROAD, SW8 4RR | flat-maisonette | £660,000 | 2026-05-29 |
| FLAT 8, 256 WANDSWORTH ROAD, SW8 2JS | flat-maisonette | £635,000 | 2026-04-24 |
| FLAT 59 3 CORNELL SQUARE, SW8 2ER | flat-maisonette | £245,000 | 2026-04-01 |
| FLAT 44 KEMP COURT HARTINGTON ROAD, SW8 2BJ | flat-maisonette | £420,000 | 2026-02-20 |
| FLAT 135 3 CORNELL SQUARE, SW8 2ES | flat-maisonette | £370,000 | 2026-02-10 |
| FLAT 27 1 CORNELL SQUARE, SW8 2EN | flat-maisonette | £475,500 | 2026-02-06 |
Source: HM Land Registry Price Paid Data. Every sale of a registered property in England and Wales appears here once it completes, so the most recent weeks are always still filling in.
Schools nearby
209 schools within 3 miles , of which 89% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance |
|---|---|---|---|
| Lilian Baylis Technology School | Secondary | Outstanding | 0.9 mi |
| Chesterton Primary School | Primary | Outstanding | 1.1 mi |
| The Grey Coat Hospital | Secondary | Outstanding | 1.4 mi |
| Corpus Christi Catholic Primary School | Primary | Outstanding | 1.5 mi |
| Sacred Heart Catholic School | Secondary | Outstanding | 1.5 mi |
| Christ Church CofE Primary School | Primary | Outstanding | 1.5 mi |
101 state primary and 31 state secondary schools within range, plus 46 fee-paying schools.
Private schools
46 fee-paying schools within 3 miles: Alleyn's Oakfield, Arco Academy, Brighton College Prep Kensington, Broomwood Pre-Prep & Broomwood Prep-Girls, Broomwood Prep - Boys, Cameron Vale School and others.
All 46 fee-paying schools near SW8, with ages and admissions →
Fee-paying schools are inspected by the Independent Schools Inspectorate, not Ofsted, and the ISI publishes no open data feed. That is why they carry no rating here. A missing grade means we cannot see one, not that the school was judged poorly.
Universities
7 higher education institutions within 3 miles: Courtauld Institute of Art, Institute of Cancer Research, King's College London, London School of Economics and Political Science, London South Bank University, University of Westminster and others.
Relevant beyond study: a large student population shapes rental demand, and term-time letting is a different market from family letting.
What people here do for work
The most common occupations among working residents, from the 2021 Census. This is occupation rather than industry: it says what people do, not which industries employ them.
| Occupation group | Share of workers |
|---|---|
| Professional occupations | 34.4% |
| Associate professional and technical | 18.5% |
| Managers, directors and senior officials | 15.7% |
| Administrative and secretarial | 7.2% |
| Caring, leisure and other service | 6.3% |
Source: ONS Census 2021, table TS063, for this district's small area.
Crime
1563 crimes recorded within roughly a mile of central SW8 in 2026-06, most commonly violent crime.
Flood risk
Zone 3 (high probability), sea flooding. This is the Environment Agency's flood zone for the area's centre point, an individual property's own risk can differ, especially near a specific watercourse.
Deprivation
This area falls in decile 5 of 10 on the Index of Multiple Deprivation (moderately deprived ), based on Lambeth's figures.
Common questions about SW8
What is the average house price in SW8?
The average sold price in Lambeth is £548,034 as of 2026-06, according to the UK House Price Index.
Are house prices rising in SW8?
Prices in Lambeth are down 3.3% on a year ago (UK House Price Index).
What do houses actually sell for in SW8?
The median of 75 recorded sales around central SW8 in the last 2 years is £465,500, ranging from £245,000 to £1,416,200 (HM Land Registry Price Paid Data).
Are the schools good in SW8?
209 schools sit within 3 miles of central SW8, and 89% are rated Outstanding or Good by Ofsted.
How much crime is there in SW8?
1563 crimes were recorded within roughly a mile of central SW8 in 2026-06, most commonly violent crime (Police.uk).
Is SW8 at risk of flooding?
Central SW8 sits in Zone 3 (high probability) for river and sea flooding (Environment Agency). Individual addresses vary, so check the full report for a specific property.
Is SW8 a good place to live?
That depends on what you need, so here is what the official data says rather than an opinion: 89% of nearby schools are rated Outstanding or Good by Ofsted; the median home sells for £465,500; the area sits in decile 5 of 10 on the Index of Multiple Deprivation; 1563 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is SW8 safe?
1563 crimes were recorded within roughly a mile of central SW8 in 2026-06, according to Police.uk. The most common category was violent crime. Crime counts follow how many people are around, so a busy district records more than a quiet one of the same size.
Neighbouring districts
Weighing two up? SW8 or SW95, SW8 or SW9, SW8 or SW1P.
Want the full picture for a specific property?
This page covers SW8 as a whole. For sold price history, EPC rating, exact-address crime and flood risk, school catchment areas and 30+ other checks on one specific property, search its full postcode.